# Paulo Serna | pauloserna.com, full text
# Identity: Paulo Serna | San Francisco Real Estate Agent | Compass | Level Up Group | CA DRE# 02150409 | (408) 834-9161 | paulo@levelupgroup.com
# Generated: 2026-10-14

## Paulo Serna | San Francisco Real Estate Agent | Compass
URL: https://www.pauloserna.com/

San Francisco - Marin - East Bay - The Peninsula Clear answers on San Francisco real estate. Calm decisions. No sales pitch. CA DRE# 02150409 About Paulo Neighborhoods Tools & Resources Meet Paulo A local advisor, not a sales pitch I'm Paulo Serna, a San Francisco real estate agent and REALTOR®. I've lived here since 1995 and work across the city and into Marin, the East Bay, and the Peninsula; the west side is home. I help buyers, sellers, and small investors make calm, clear decisions that still make sense years from now. Sometimes that means telling you to wait, to rent instead of sell, or to walk away. That's the job, and it's how trust gets built. More about Paulo English & Spanish Bilingual guidance Since 1995 Living and riding SF I help buyers, sellers, and small investors across San Francisco, Marin, the East Bay, and the Peninsula. My home turf is the Richmond and the Sunset, where I live and ride. What most people ask me first. Here's how I think about the questions people actually bring me. The full FAQ goes deeper. How's the market? The question I hear most, and the honest answer is: it depends on what you're trying to do. A fixer in the Outer Sunset and a renovated condo near the park can move in different directions in the same month. Headlines describe averages; you'd be buying or selling one specific property. Tell me your situation and I'll give you a read grounded in what's actually closing right now. I also publish dated notes in POTM Blog . Should I buy now or wait in San Francisco? It depends on your timeline, your finances, and what you'd be buying. If you plan to stay five-plus years, have stable income, and find the right property at a fair price, waiting for a perfect market rarely pays off. If your timeline is short or your finances are tight, waiting can be the smarter, calmer choice. I'll walk through your specifics honestly. Do you only work in the Richmond and Sunset districts? No. I work all over San Francisco and take clients into Marin, the East Bay, and down the Peninsula. The Richmond and the Sunset are home turf, where my block-by-block knowledge runs deepest, but the approach travels: read the building, read the disclosures, and be honest about risk, wherever the property is. Will you tell me not to buy or sell if that's the right call? Yes. That's a core part of how I work. If holding, renting, waiting, or walking away serves you better, I'll say so plainly, even when it means no transaction for me. Where you are right now Pick the path that fits Buyers First-time buyers, move-up buyers, and anyone who wants a steady hand on disclosures, offer strategy, and long-term value before they commit. How I help buyers > Sellers Should you sell now, wait, or rent it out? We start with whether selling is even the right move, then build a pricing and preparation plan that protects your equity. How I help sellers > Small investors Duplexes, two-to-four-unit buildings, condos, and TICs. Cash flow versus appreciation, rent-control realities, capital expenses, and honest long-term math. Investor advisory > In their words What clients say ‹ “I've worked with Paulo for three years on multiple transactions. He is smart, savvy and has excellent follow thru. Highly recommend!” Michael “Paulo has been an excellent partner in our home search in San Francisco. He's responsive, organized, and actually listens to what you're looking for instead of just showing you whatever's available. He comes prepared, follows up when he says he will, and genuinely feels like someone who's in your corner. Highly recommend him if you're navigating the SF Bay Area market.” Herman “He's honest, transparent, and genuinely looks out for your best interests. Paulo takes the time to explain everything clearly and makes you feel confident throughout the process. If you're looking for someone trustworthy and professional, I highly recommend him!” Daniel “Working with Paulo has been a great experience. He genuinely takes the time to understand your goals and helps you think strategically about real estate and long-term growth. He's knowledgeable, transparent, and always willing to walk through the numbers so you can make confident decisions.” German “Paulo has a keen eye to find value on the properties he shows around the city. Always putting your interests first, he goes above and beyond to make sure you are comfortable with one of the most important decisions you make in your life.” Alejandro “Paulo was a pleasure to work with as our real estate agent. He was very knowledgable about the local neighborhood and market trends. His upbeat attitude and personality made him easy to work with and ask questions to. Highly recommend and would no doubt use him again.” Andrew “...the gentleman of unreasonable hospitality and great service. Thank you for being a master of your craft.” Marino “Paulo is genuinely keen on helping his clients to build a brighter future! Best advisor!” German A. > Verified Google reviews from Paulo's clients. Citywide reach, home-turf depth I work the whole city. I live on the west side. From Central Richmond I cover all of San Francisco, and I take clients into Marin, the East Bay, and down the Peninsula when that's where the right home is. The neighborhoods on the map are home turf, the blocks I know on foot and by bike, where fog lines, block-by-block character, garage parking, foundations, and which streets hold value get judged street by street. Browse every neighborhood guide > Guide available Park / open space Fill color shows the SFAR district Pick a neighborhood Move your cursor over the map to preview a neighborhood. Click it to keep it open here, with livability scores and the latest market detail. Bike Score reflects the neighborhood's terrain (flatter rides higher, steep hills lower). Walk Score and Transit Score are sample values pending a one-time Walk Score cache. Weather is the typical microclimate. Why my background matters I read buildings, not just listings Before real estate, I spent years in property management, construction project management, and solar engineering, and I hold a BS in General Engineering from Santa Clara University. That means when we walk a property, I'm thinking about foundations, drainage, roofs, electrical, additions done with and without permits, and what the next decade of maintenance really looks like. A house can show beautifully and still be a long-term money pit, or look plain and be solid. I help you tell the difference before you write an offer, not after you own it. More about how I work > What I focus on Pricing that reflects condition and risk, not just comps Disclosure packages read closely, line by line Property condition and what it costs to own over time Offer and negotiation strategy that fits your goals Whether the move actually makes sense for you right now Latest market notes & guides All notes & guides > Seller guide Should I sell or rent my SF home? A framework for weighing equity, cash flow, taxes, and your own timeline. Read > Buyer guide How to read SF disclosures What's actually in a disclosure package and the red flags worth pausing on. Read > Buyer guide What first-time buyers miss The costs and conditions that surprise people in their first SF purchase. Read > Let's talk through your options No pressure and no obligation. Tell me what you're weighing and I'll give you a clear, honest read. Text Paulo Talk through your options Read common questions Or call (408) 834-9161 - paulo@levelupgroup.com

## About Paulo Serna | SF Real Estate Agent, Engineer
URL: https://www.pauloserna.com/about-paulo-serna/

About Paulo Serna, a San Francisco real estate advisor who thinks like an engineer. Relationship-driven, direct, and calm. I help people make real estate decisions that still make sense years down the road. Talk through your options See neighborhoods Professional summary I'm a San Francisco real estate agent with Compass and Level Up Group, a REALTOR®, and a First Time Buyer Specialist (FTBS, a California Association of REALTORS certification). I work with first-time buyers, move-up sellers, repeat clients, and small investors across all of San Francisco, and into Marin, the East Bay, and the Peninsula when that's where a client's search leads. My home turf is the city's west side, from Central Richmond and the broader Richmond District through the Sunset, where I live and know the blocks street by street. My work spans single-family homes, condominiums, TICs, duplexes, and 2-4 unit buildings, but my approach is simple to describe and harder to find: treat every transaction as a long-term decision, protect the client's interests above the deal, and be honest about risk. I'd rather lose a commission than watch someone make a move that doesn't hold up. I also don't work alone. I'm part of the Level Up Group team, which closed more than $52.9M in sales volume in 2025 and has $19.6M+ in verified closed volume in 2026 through August 1, per the team's production tracker. On team transactions I'm part of negotiations and the sales process beyond my own listings and clients, which means the market read behind your deal draws on the whole team's transaction flow, not just mine. Those are team figures, not my individual production; my own numbers live on the track record page with their source. A San Francisco story I've lived in San Francisco since 1995, first in the Sunset near West Portal and now in Central Richmond. I know the fog lines, the quiet blocks, the bakeries worth the walk, and the way the light changes two streets over. Every time I bike around my neighborhood, I'm reminded how lucky I am to live here. That's not a sales line; it's why I do this work where I do it. When I'm not working, I'm often on my bike, frequently crossing the Golden Gate Bridge into the Marin Headlands, or playing bocce at the waterfront courts near the Ferry Building. I know these neighborhoods block by block: the morning line at Arsicault Bakery, the breakfast sandwiches at Devil's Teeth, and the depth of Clement Street's food scene. Cycling and bocce have taught me the same things real estate demands: pace yourself, read the conditions, and pick the right gear for the terrain. Listening, in two languages I was born in Colombia and I'm fluent in English and Spanish. Arriving in a new country teaches you to listen closely, to what people say and what they actually mean. That early experience made me a careful listener with clients and a calm, attentive negotiator on their behalf when San Francisco transactions get competitive and the pressure rises. An engineer's eye for property Before real estate, I built a background that turns out to be unusually useful for evaluating homes: Property management : years of seeing how buildings actually perform, age, and cost money once you own them. Construction project management : understanding scopes, permits, structural work, and what renovations really take. Solar engineering : a technical, systems-level way of looking at a property's energy, roof, and long-term efficiency. BS in General Engineering, Santa Clara University : the foundation for how I break a problem down. When we tour a property, I'm reading the building, not just the staging. Foundations, drainage, roofs, electrical, additions done with or without permits, and the next decade of maintenance. It's one of the clearest ways I protect clients before they commit. A planner's view of the decision My advisory approach integrates local market data, macroeconomic signals, leverage strategy, and tax considerations into each recommendation, always alongside the qualified attorneys, lenders, and tax professionals who handle the legal and tax specifics. As a First Time Buyer Specialist (a California Association of REALTORS certification), I put particular structure around first purchases: financing paths, the real cost beyond the price, and the decisions that surprise people the first time. Most buyers notice finishes; I look at structure, permitting history, disclosure risk, and how a purchase or sale may perform five, ten, and twenty years from now. Compass and Level Up Group I'm affiliated with Compass through the Level Up Group team. That gives my clients strong tools, marketing reach, and a network, while keeping the advice personal and grounded. You work with me directly. How I advise Here's how I think about it. A good real estate decision should still make sense five, ten, and twenty years from now. So we focus on the things that actually drive that: pricing, disclosures, condition, risk, and whether the move fits your life and finances. The right answer depends on your timeline, your risk tolerance, and what this property needs to do for you. Sometimes that means buying. Sometimes it means waiting, renting instead of selling, or passing on a place that looks perfect. My job is to help you see the tradeoffs clearly, then support whatever decision is genuinely right for you. What I work on with clients: pricing and value, disclosure review, property condition, offer and negotiation strategy, neighborhood fit, and the honest question of whether to move forward at all. Paulo Serna - Compass | Level Up Group At a glance Title San Francisco Real Estate Agent Compass | Level Up Group Membership REALTOR® National Association of REALTORS Certification First Time Buyer Specialist (FTBS) California Association of REALTORS License CA DRE# 02150409 Education B.S. General Engineering Santa Clara University Specialties First-time buyers - move-up & repeat sellers - small multi-unit & TIC investors - pricing, disclosures & negotiation Background Property management, construction project management, and solar engineering Languages English & Spanish Serving All of San Francisco, plus Marin, the East Bay & the Peninsula Home turf: Central Richmond, the Richmond District, and the Sunset Have a question? Work with Paulo (408) 834-9161 paulo@levelupgroup.com From my rides San Francisco, the long way around Scenes from the rides that keep me in love with this city. The gate from hawk hill The north tower Downtown across the bay San francisco bay Golden gate bridge viewing Twin peaks in the morning Post ride pastry reward Karl the fog lives in the richmond district Marin riding Want a straight answer about your situation? Tell me what you're weighing. I'll give you an honest read, whether or not it leads to a transaction. Text Paulo Talk through your options Read common questions Or call (408) 834-9161 - paulo@levelupgroup.com

## Buying a Home in San Francisco | Paulo Serna, Buyer's Agent
URL: https://www.pauloserna.com/buyers/

Buyers Buying a home in San Francisco, with a steady hand on the details. Clear, protective, strategic guidance, from your first tour through closing, so you buy with confidence instead of crossed fingers. How I help buyers Buying here can feel like a competition you're destined to lose. It isn't, once you have a plan and someone reading the same details the listing agent hopes you'll skim. My job is to slow the decision down to the right speed, protect your interests, and help you buy something that still feels right years from now. First-time buyer guidance If this is your first purchase, we'll start with your real budget, including reserves and the cost of any work a property needs, not just the maximum a lender will approve. Then we'll look at how loans, condition, and neighborhood fit interact, so your first move is a calm and informed one. Read more in what first-time buyers miss in San Francisco . Disclosure review San Francisco disclosure packages are thick for a reason. Inspections, reports, permit history, and seller statements all live in there. I read them closely with you and flag what matters, from drainage and foundation notes to unpermitted additions and HOA health. Our guide on how to read San Francisco disclosures walks through what to look for. Offer strategy A good offer reflects the property and your goals, not a one-size formula. Price, contingencies, timing, and terms all matter, and the highest number isn't always the strongest position. We'll build a strategy you understand. See how to think about offer strategy . Property condition and long-term value This is where my background does the most work. Foundations, roofs, drainage, electrical, and the honest cost of owning a place over a decade. A home that shows beautifully can still be expensive to own, and a plain one can be solid. We figure out which is which before you commit. More in how property condition affects long-term value . Choosing the right neighborhood Fog lines, parking, transit, schools, light, and block-by-block character all shape daily life and long-term value. Start with the neighborhood guides , then we'll narrow it down to where you'll actually be happy. When not to buy Sometimes the best move is to wait. If your timeline is short, your finances are stretched, or a specific property carries risk that outweighs the upside, I'll say so. A purchase you feel pressured into is the one most likely to disappoint. The short version: the right answer depends on your timeline, your risk tolerance, and what this property needs to do for you. I'll help you see the tradeoffs clearly, then back the decision that's genuinely right. Buyer's resources Organized by where you are, and deep where you want to go. Start with your path, or jump to a featured guide. Start here First-time buyers The real-budget math and the order to do things in, so your first purchase is a calm one. Open the path > Next move Moving up The tradeoffs: single-family vs. condo vs. TIC, condition vs. location, and timing two transactions. Open the path > Featured guide Condo vs. TIC The complete guide to the most misunderstood choice in this market, and who each one fits. Read > See all buyer's resources Paulo's Pulse App See how competitive the market is right now. Sale-to-list, percent over asking, and days on market across the last 7, 30, and 90 days against the rolling year, refreshed weekly. Open Pulse On Today's Market → Buyer FAQ How much do I really need to buy in San Francisco? Beyond the down payment, plan for closing costs, reserves, and the cost of any work the property needs. The right number depends on price point, loan type, and condition. We'll map your full picture before you fall for a listing, not after. What should first-time buyers know before buying in San Francisco? That the sticker price is only part of the story. Disclosures, condition, HOA health, and long-term maintenance can change the math significantly. A calm, informed first purchase beats a rushed one. See our guide on what first-time buyers miss. How do I know if a property has hidden risk? You read the disclosure package closely and you evaluate condition with someone who understands buildings. Unpermitted work, drainage issues, foundation movement, and deferred maintenance are common and knowable. That's where my construction background earns its keep. What does a good offer strategy look like? It starts with your goals and the specific property, not a formula. Price, terms, contingencies, and timing all work together. Sometimes the strongest offer isn't the highest one. We build a strategy you understand and feel good about. When should I not buy? When your timeline is short, your finances are stretched, or the specific property carries risk that outweighs the upside. I'll tell you when I think waiting is the smarter move. Thinking about buying? Let's talk through your timeline, budget, and the neighborhoods on your list. Text Paulo Discuss buying in San Francisco Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Selling a Home in San Francisco | Paulo Serna, Listing Agent
URL: https://www.pauloserna.com/sellers/

Sellers Selling a San Francisco home, starting with whether you should. Pricing, preparation, and negotiation that protect your equity, plus an honest answer to the first question: sell now, wait, or rent it out? Should you sell now, wait, or rent? Before we talk about listing, we talk about whether selling is even the right move. Sometimes holding or renting serves you better, and if that's the case, I'll tell you, even though it means no sale for me. The right answer depends on your equity, your cash-flow needs, your tax picture, and your timeline. Our guide on selling vs. renting your San Francisco home lays out the framework. Pricing strategy Pricing is where sellers most often leave money on the table, in both directions. We start from comparable sales, then adjust honestly for condition, location, and current demand. Overpricing to "see what happens" usually costs you on the final number. I'll show you the reasoning behind the price, not just hand you a figure. Pre-sale preparation The goal is the best net result, not the biggest project. Often that's paint, cleaning, light staging, and resolving obvious condition issues, not a major renovation. We focus on the work that actually moves the sale. See what to fix before selling in San Francisco . Compass Concierge Compass Concierge can front the cost of certain approved pre-sale improvements, repaid at closing, subject to eligibility and terms. It can be useful, but it isn't right for every home. I'll only suggest it when it genuinely improves your net result. Disclosure and risk management Strong, honest disclosure protects you. Clear pre-sale inspections and a well-organized package reduce surprises, build buyer confidence, and lower your risk after closing. My construction background helps us get ahead of condition questions instead of reacting to them. Market timing We work with the market we actually have, not a forecast. Within that, timing, preparation, and presentation are the levers we control. Sometimes the best move is to wait a season; sometimes it's to go now. We'll decide together, using current figures for your specific neighborhood, which I'll walk you through when we talk. Negotiation strategy When offers come in, the highest number isn't always the best one. Terms, contingencies, financing strength, and timing all matter. I negotiate to protect your equity and reduce your risk, and I keep you clear-eyed about the tradeoffs at every step. If holding is smarter, I'll say so. My job is to help you see the tradeoffs clearly and make the decision that's genuinely right, even if that decision is to not sell right now. Seller's resources Organized by your situation, and deep where you want to go. Start with your path, or jump to a featured guide. Most common Selling to buy Coordinating a sale and a purchase: sell first, buy first, or bridge, and how to time both. Open the path > Next chapter Downsizing Turning years of equity into your next move, with a clear eye on capital gains and what comes after. Open the path > Featured guide The cost of selling An honest line-by-line look at what actually comes out of your sale, so you plan around your real net. Read > See all seller's resources Paulo's Pulse App See where prices and competition actually stand. Median price and sale-to-list back to 2016, plus the current windows, so a pricing conversation starts from data, not a guess. Refreshed weekly. Open Pulse On Today's Market → Seller FAQ Should I sell my San Francisco home or rent it out? It depends on your equity, your cash-flow needs, your tax situation, and your timeline. Renting can make sense if you can carry it and want long-term exposure; selling can make sense if you need the equity or don't want to be a landlord. See our sell-or-rent guide, and talk to your tax advisor. How do you decide on a list price? We start from comparable sales, then adjust honestly for condition, location, and current demand. Overpricing to test the market usually costs you; thoughtful pricing tends to protect your final number. I'll show you the reasoning, not just a figure. What improvements are worth making before selling? Usually the ones with clear return: paint, cleaning, light staging, and addressing obvious condition issues that would scare buyers. Major renovations rarely pay off right before a sale. Our 'what to fix before selling' guide goes deeper. Is it a good time to sell? That's the wrong first question. The right one is whether selling serves your goals. If it does, we time it sensibly within the market we have. If holding or renting serves you better, I'll say so. What is Compass Concierge? It's a Compass program that can front the cost of certain pre-sale improvements, repaid at closing, subject to terms and eligibility. Whether it makes sense depends on your property and goals, and I'll only suggest it if it genuinely helps your net result. Thinking about selling? Let's start with whether selling is the right move, then build a plan that protects your equity. Text Paulo Discuss selling in San Francisco Sell or rent? Read the guide Or call (408) 834-9161 - paulo@levelupgroup.com

## Small Real Estate Investors in San Francisco | Paulo Serna
URL: https://www.pauloserna.com/small-investors/

Small investors Small residential investing in San Francisco, with honest long-term math. Duplexes, two-to-four-unit buildings, condos, and TICs, evaluated for what they'll really do over time, not what a spreadsheet wants to believe. Important: I'm a real estate agent, not an attorney, tax advisor, or financial planner. Nothing here is legal, tax, or investment advice. For a real investment decision, please work with qualified professionals alongside me. Small investor advisory I help smaller, long-term-minded buyers evaluate residential income property the same way I'd want it done for myself: conservatively, with the building's condition and the real numbers front and center. The goal is a property that still makes sense in ten and twenty years. Duplexes, 2–4 unit buildings, condos, and TICs Each of these has a different risk and return profile. Multi-unit buildings add management and tenant considerations; condos add HOA health; TICs add financing and legal structure. We match the property type to your goals and appetite for involvement. For one common comparison, see buying a condo vs. a TIC . Rent control considerations San Francisco's rent and tenant rules can meaningfully shape returns, flexibility, and risk depending on a building's age and history. This is one of the most important things to understand before buying, and one of the easiest to underestimate. I'll flag the considerations clearly; you should confirm specifics with a qualified attorney. Cash flow vs. appreciation Many San Francisco properties lean toward long-term appreciation rather than strong day-one cash flow. Neither is automatically right. We'll model your actual numbers, including realistic vacancy and maintenance, so you choose with clear eyes. Property condition and capital expenses This is where my construction and property-management background matters most. Roofs, foundations, plumbing, electrical, and major systems drive the capital expenses that quietly determine your real return. We estimate them up front so a "good deal" doesn't become a decade of surprises. Long-term hold strategy Small residential investing usually rewards patience. We'll think through your hold period, your financing, your exit options, and how the property fits the rest of your life and finances, not just the first year's numbers. Risk and tradeoffs Every property is a set of tradeoffs: price against condition, cash flow against appreciation, flexibility against regulation. My job is to help you see them clearly and decide deliberately. Sometimes the honest answer is that a deal doesn't pencil, and I'll tell you that too. Paulo's Pulse App See how each property type is really trading. Closings, median price, days on market, and financing mix for single family, condo/townhouse, tenancy in common, and multi-unit, plus price-segment detail. Refreshed weekly. Open Pulse On Today's Market → Small investor FAQ What kind of investors do you work with? Mostly smaller, long-term-minded buyers: duplexes, two-to-four-unit buildings, condos held as rentals, and TICs. People who want honest math and a property that holds up, not a get-rich-quick pitch. How does rent control affect a small investment property? In San Francisco it can significantly shape your returns, your flexibility, and your risk, depending on the building's age and unit history. It's essential to understand before you buy. I'll flag the considerations, and you should confirm specifics with a qualified attorney. Should I prioritize cash flow or appreciation? That depends on your goals, your timeline, and your tolerance for risk and hands-on management. Many San Francisco properties lean toward appreciation over immediate cash flow. We'll model it honestly rather than assume. What is a TIC, and is it a good investment? A Tenancy in Common is shared ownership of a building where co-owners hold the right to occupy a specific unit. TICs often price below comparable condos but carry different financing, legal, and resale considerations. Whether one fits you depends on the specifics; see our condo vs. TIC guide. Weighing a small investment property? Bring me the building. We'll run honest numbers and talk through the real risks and tradeoffs. Text Paulo Talk through an investment Condo vs. TIC guide Or call (408) 834-9161 - paulo@levelupgroup.com

## Contact Paulo Serna | San Francisco Real Estate Agent
URL: https://www.pauloserna.com/contact/

Contact Let's talk through your options. No pressure and no obligation. Tell me what you're weighing, and I'll give you a clear, honest read, whether or not it leads to a transaction. Leave this field empty: Send a message Name Email Phone (optional) I'm thinking about Buying in San Francisco Selling in San Francisco Renting vs. selling A small investment property Just getting a second opinion What's on your mind? I agree to be contacted by Paulo Serna about my inquiry. I understand this form is not a request for representation and that no agency relationship is created by submitting it. Send message Prefer to talk now? Call or text (408) 834-9161 . Paulo Serna Title San Francisco Real Estate Agent Brokerage & team Compass | Level Up Group License CA DRE# 02150409 Phone (408) 834-9161 Email paulo@levelupgroup.com Serving All of San Francisco, plus Marin, the East Bay, and the Peninsula. Home turf: Central Richmond, the Richmond District, and the Sunset Office Compass | Level Up Group 3512 16th St, San Francisco, CA 94114 Online Compass profile · Level Up Group Schedule a call Prefer to put time on the calendar? Book time with Paulo

## Reviews & Client Stories | Paulo Serna, San Francisco Real Estate
URL: https://www.pauloserna.com/reviews/

Reviews & client stories What it's like to work with me, in clients' words. Real reviews from real clients, quoted word for word from my public Google profile , where I currently hold a 5.0 rating. I publish only verified reviews I can stand behind. “I've worked with Paulo for three years on multiple transactions. He is smart, savvy and has excellent follow thru. Highly recommend!” - Michael - Google review “Paulo has been an excellent partner in our home search in San Francisco. He's responsive, organized, and actually listens to what you're looking for instead of just showing you whatever's available. He comes prepared, follows up when he says he will, and genuinely feels like someone who's in your corner. Highly recommend him if you're navigating the SF Bay Area market.” - Herman - Google review “He's honest, transparent, and genuinely looks out for your best interests. Paulo takes the time to explain everything clearly and makes you feel confident throughout the process. If you're looking for someone trustworthy and professional, I highly recommend him!” - Daniel - Google review “Working with Paulo has been a great experience. He genuinely takes the time to understand your goals and helps you think strategically about real estate and long-term growth. He's knowledgeable, transparent, and always willing to walk through the numbers so you can make confident decisions.” - German - Google review “Paulo has a keen eye to find value on the properties he shows around the city. Always putting your interests first, he goes above and beyond to make sure you are comfortable with one of the most important decisions you make in your life.” - Alejandro - Google review “Paulo was a pleasure to work with as our real estate agent. He was very knowledgable about the local neighborhood and market trends. His upbeat attitude and personality made him easy to work with and ask questions to. Highly recommend and would no doubt use him again.” - Andrew - Google review “...the gentleman of unreasonable hospitality and great service. Thank you for being a master of your craft.” - Marino - Google review “Paulo is genuinely keen on helping his clients to build a brighter future! Best advisor!” - German A. - Google review Have we worked together? An honest review helps the next person decide who to trust with the biggest purchase of their life. I'd be grateful for yours. Leave a Google review Read all reviews on Google Want references for your situation? Ask me directly. I'm happy to connect you with past clients whose situation looked like yours. Text Paulo Ask Paulo a question Or call (408) 834-9161 - paulo@levelupgroup.com

## First-Time Home Buyer Resources, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/buyers/resources/first-time/

First-time buyers Your first San Francisco purchase, one calm step at a time. Buying here can feel like a competition you are destined to lose. It is not, once you have a plan and someone reading the same details the listing agent hopes you will skim. Here is the order I walk first-time buyers through. 1. Start with your real budget Not the maximum a lender will approve. Your real budget includes reserves and the cost of any work a property needs. We figure out the number you can carry comfortably, then shop a little below it so you have room to compete. More on that in what first-time buyers miss . 2. Get fully pre-underwritten A strong, current preapproval, ideally a fully underwritten file, is what lets you write a competitive offer with confidence. If you are considering a TIC, you need a preapproval from an actual TIC lender, which is a different product from a standard condo loan. 3. Learn to read a disclosure package San Francisco disclosure packages are thick for a reason: inspections, reports, permit history, and seller statements all live in there. We read them together and I flag what matters. Start with how to read San Francisco disclosures . 4. Understand condition and long-term cost A home that shows beautifully can still be expensive to own. We look at foundations, roofs, drainage, and the honest cost of owning a place over a decade, in how condition affects long-term value . 5. Consider a TIC as your way in In a high-price, low-inventory market, a TIC is often how a first-time buyer gets into a neighborhood they otherwise could not afford, usually at roughly ten to fifteen percent below a comparable condo. It is a real option, with real tradeoffs you should understand first. The condo vs. TIC guide walks through all of it, and the HOA dues guide explains the monthly costs behind either choice. 6. Write an offer that wins cleanly Price is only one lever. Terms and relationship often decide it. See how to get your offer accepted , then we build yours together. The short version: your first move should be a calm, informed one. We slow the decision down to the right speed, protect your interests, and buy something that still feels right years from now. Paulo's Pulse App See where buyers have room right now. Sale-to-list and over-asking by neighborhood and property type, refreshed weekly. Open Pulse On Today's Market → Thinking about your first purchase? Let's talk through your timeline and budget. The first conversation is just that, no pressure. Text Paulo Discuss buying in San Francisco Back to resources Or call (408) 834-9161 - paulo@levelupgroup.com

## Move-Up Buyer Resources, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/buyers/resources/moving-up/

Moving up or buying again You have done this before. Now it is about the tradeoffs. If you already own, the question is rarely how the process works. It is which tradeoffs are worth making, how to time two transactions, and what this next property needs to do for you over the next five, ten, and twenty years. Single-family vs. condo vs. TIC At higher price points the choice is as much about lifestyle and risk as it is about price. For experienced buyers a TIC is less an affordability play and more a value question: more space or a better location per dollar, weighed against narrower financing and a smaller resale pool. The condo vs. TIC guide lays out the full tradeoff, and the HOA dues guide covers the monthly-cost and reserve risk behind each. Condition vs. location The move-up decision often comes down to whether to pay for the finished home in the good-enough location or the plainer home in the location you really want. My background helps here: we read what a building will actually cost to own before you trade up. See how condition affects long-term value . Timing two transactions Buying and selling at once is its own puzzle. Whether to sell first, buy first, or bridge depends on your equity, your risk tolerance, and the market on both sides. If you are weighing keeping your current place, start with should I sell or rent my San Francisco home , and the sellers page for the sale side. Offer strategy at the top of your range Leverage shifts by tier and neighborhood, and the strongest offer is rarely the highest one. See how to get your offer accepted and how to think about offer strategy , anchored in Paulo's Pulse App for your segment. And when to wait Sometimes the right move is to hold what you have. If trading up stretches you thin or the math does not make sense years out, I will say so. A good move should still feel right long after the boxes are unpacked. Paulo's Pulse App See how your segment is moving. Medians and trends by price band and property type across the city, refreshed weekly. Open Pulse On Today's Market → Planning your next move? Let's map the tradeoffs and the timing together, with no pressure to act before it is right. Text Paulo Plan your next move Back to resources Or call (408) 834-9161 - paulo@levelupgroup.com

## Selling to Buy Your Next Home, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/sellers/resources/selling-to-buy/

Selling to buy Selling your home to buy the next one. The most common move in San Francisco, and the trickiest to time. Here is how to fit the sale and the purchase together without losing your footing. The core puzzle: two transactions, one life Most San Francisco sellers are also buyers, and the hard part is fitting the two together. The right sequence depends on your equity, your cash flow, your risk tolerance, and how competitive your purchase market is. There is no single right answer, only the one that fits your situation. Sell first, buy first, or bridge Selling first gives you certainty about your proceeds and your budget, but can leave you renting or moving twice. Buying first lets you move once, but carries two payments until your sale closes, and may require a bridge loan or contingent terms. We map the options against your real numbers and your tolerance for overlap. Your net feeds your next down payment What you walk away with sets your next purchasing power, so we start with an honest net sheet. See the cost of selling , then we connect it to your buy-side budget. Timing both markets Selling and buying in the same market cuts both ways: a strong market lifts your sale and your purchase price together. We time the launch and the search so they support each other instead of colliding. The buyer side of this is in the move-up buyer path . And maybe you hold instead Sometimes keeping your current home as a rental and buying the next one is the better long-term play. If that is on the table, start with should I sell or rent . Paulo's Pulse App See your neighborhood's current numbers. Medians, sale-to-list, and days on market by neighborhood and property type, refreshed weekly. Open Pulse On Today's Market → Want an honest read on your situation? Tell me your goal and timeline and I will tell you the smart move, even if it is to wait. No pressure. Text Paulo Talk through your options Back to resources Or call (408) 834-9161 - paulo@levelupgroup.com

## Selling a Rental or Investment Property, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/sellers/resources/investment-property/

Investment property Selling a rental or investment property. Sell or keep holding, 1031 exchanges, rent control, and tenant-occupied sales. The tradeoffs laid out honestly, with the right professionals at the table. First question: sell or keep holding? Before we talk about listing a rental, we talk about whether selling beats holding. Cash flow, appreciation, your other goals, and the tax picture all matter. Start with sell or rent , and see small investor advisory for the hold-side analysis. The tax stakes are real: 1031 and capital gains Selling an investment property can trigger capital gains and depreciation recapture, and a 1031 exchange may let you defer that by rolling into another investment property under strict rules and timelines. This is genuinely specialized territory. I am not a tax advisor or attorney; I will flag the issues early and coordinate with your CPA and a qualified intermediary so nothing gets missed. See the cost of selling for the broader net picture. Rent control and tenant-occupied sales Selling a building with tenants in place, especially under San Francisco's rent control and tenant protections, changes your buyer pool, your timeline, and your options. The rules are specific and consequential, so we plan the approach carefully and involve the right legal counsel. The honest read is that this is property-specific and detail-driven. Pricing an income property Investment buyers underwrite on numbers, rents, expenses, and condition, more than on finish. We position the building to the audience that values it, with clean financials and a clear story. Pricing fundamentals are in how to price your home . Paulo's Pulse App See your neighborhood's current numbers. Medians, sale-to-list, and days on market by neighborhood and property type, refreshed weekly. Open Pulse On Today's Market → Want an honest read on your situation? Tell me your goal and timeline and I will tell you the smart move, even if it is to wait. No pressure. Text Paulo Talk through your options Back to resources Or call (408) 834-9161 - paulo@levelupgroup.com

## Downsizing or Cashing Out, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/sellers/resources/downsizing/

Downsizing Downsizing or cashing out your equity. Converting years of equity into your next move, with a clear eye on capital gains, prep, and what comes after the sale. Turning equity into your next chapter After years or decades in a home, a sale is less a transaction than a transition. The goal is to convert hard-earned equity into the life you want next, with as little tax drag and stress as possible. We start with what you actually net; see the cost of selling . The capital gains question Long-held homes can carry large gains. Many primary-residence sellers exclude up to $250,000 of gain ($500,000 married filing jointly) if they meet the ownership and use tests, but gains above that can be taxable, and your cost basis and any improvements matter. This is a conversation for your CPA, early, and I will make sure it happens before you list rather than after. Preparing a home you have loved for a long time Homes lived in for many years often need focused prep: decluttering decades of life, addressing deferred maintenance, and light updating that helps buyers see the potential. We aim for the highest-return work, not a gut project. See how to prepare your home to sell . Timing the move and what comes after Downsizing often means coordinating the sale with wherever you are headed next, a smaller place in the city, a move to be near family, or out of the area entirely. We time it so you are not rushed, and if your next stop is outside San Francisco, the relocating path covers that. Paulo's Pulse App See your neighborhood's current numbers. Medians, sale-to-list, and days on market by neighborhood and property type, refreshed weekly. Open Pulse On Today's Market → Want an honest read on your situation? Tell me your goal and timeline and I will tell you the smart move, even if it is to wait. No pressure. Text Paulo Talk through your options Back to resources Or call (408) 834-9161 - paulo@levelupgroup.com

## First-Time Home Seller Resources, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/sellers/resources/first-time/

First-time sellers Selling your home for the first time. The whole process, demystified: costs, prep, disclosures, pricing, and what to expect at each step, with someone reading the details for you. What selling actually involves If this is your first sale, the process can feel opaque. It does not have to be. The arc is roughly: decide whether to sell, build a net sheet, prepare the home and the disclosure package, price it, launch and market, manage offers and negotiate, then close. I walk you through each step so nothing is a surprise. Know your costs before anything else First-time sellers are most often surprised by the costs that come out of the sale. Start with the cost of selling so you are planning around your real net from day one. Prep and disclosures done right In San Francisco, a strong, organized disclosure package and smart, targeted prep protect both your result and your peace of mind after closing. See how to prepare your home to sell and what to fix before selling . Pricing and timing, explained Two decisions drive your outcome more than any other. Learn how I think about both in how to price your home and when to sell . You will not do this alone My job is to make a first sale feel calm and clear: explain every step, protect your interests, and give you honest guidance, including telling you if waiting or renting serves you better. Paulo's Pulse App See your neighborhood's current numbers. Medians, sale-to-list, and days on market by neighborhood and property type, refreshed weekly. Open Pulse On Today's Market → Want an honest read on your situation? Tell me your goal and timeline and I will tell you the smart move, even if it is to wait. No pressure. Text Paulo Talk through your options Back to resources Or call (408) 834-9161 - paulo@levelupgroup.com

## Moving Out of San Francisco: Selling Your Home | Paulo Serna
URL: https://www.pauloserna.com/sellers/resources/moving-out-of-san-francisco/

Relocating Selling your home and moving out of San Francisco. Leaving adds a second market and a lot of logistics. Here is how to time your sale, handle the move, and not pay for two homes longer than you must. Selling here while you land somewhere else Leaving San Francisco adds a second market and a lot of logistics to an already big decision. The two main questions are how to time your sale against wherever you are going, and how to manage the move itself without paying for two homes longer than you need to. Timing two markets If you are buying where you land, you are coordinating a San Francisco sale with a purchase in a market that may move on a completely different rhythm. We plan the sequence, sell first, buy there first, or bridge, around your finances and your timeline, the same way as selling to buy locally , just across a longer distance. Your net, and the tax angle of leaving Start with your net proceeds , including the seller-paid San Francisco transfer tax and the primary-residence capital gains exclusion. Changing your state of residence can also have tax implications worth raising with your CPA before you sell, not after. Is it really San Francisco you are leaving, or the west side? Sometimes the pull is for more space or sun rather than a different region entirely. If you are weighing nearby alternatives, the comparisons in San Francisco vs. Marin and San Francisco vs. the Peninsula may reframe the decision before you commit to a longer move. Selling remotely, handled Plenty of my sellers are already gone, or about to be, when their home lists. I manage prep, vendors, and the sale on the ground so you can focus on your next place, not on coordinating contractors from afar. Paulo's Pulse App See your neighborhood's current numbers. Medians, sale-to-list, and days on market by neighborhood and property type, refreshed weekly. Open Pulse On Today's Market → Want an honest read on your situation? Tell me your goal and timeline and I will tell you the smart move, even if it is to wait. No pressure. Text Paulo Talk through your options Back to resources Or call (408) 834-9161 - paulo@levelupgroup.com

## San Francisco Real Estate FAQ | Paulo Serna
URL: https://www.pauloserna.com/faq/

FAQ Real questions, honest answers. The things buyers, sellers, and small investors actually ask me about San Francisco real estate. Short answers here; deeper dives in the guides . Buying in San Francisco Should I buy now or wait in San Francisco? It depends on your timeline, your finances, and what you'd be buying. If you plan to stay five-plus years, have stable income, and find the right property at a fair price, waiting for a perfect market rarely pays off. If your timeline is short or your budget is stretched, waiting can be the smarter move. See our guide, what first-time buyers miss . What should first-time buyers know before buying in San Francisco? That the purchase price is only part of the cost. Closing costs, reserves, HOA dues, and the price of any work the property needs all matter. A calm, well-informed first purchase beats a rushed one almost every time. Start with the buyers page . How much do I need beyond the down payment? Plan for closing costs, cash reserves, and the cost of any near-term repairs or improvements. The exact figure depends on price, loan type, and condition. We'll map your full picture before you commit to a property. How does Paulo help buyers evaluate long-term value? By focusing on what actually drives value over five, ten, and twenty years: location, condition, layout, and risk, not just this month's comps. My construction background helps me flag the condition issues that quietly determine cost of ownership. More in how property condition affects long-term value . Offer strategy What does a good offer strategy look like? It starts with your goals and the specific property, not a formula. Price, contingencies, timing, and terms work together, and the highest number isn't always the strongest position. See how to think about offer strategy . Should I waive contingencies to win? Sometimes a clean offer is the difference, but waiving protections can expose you to real risk. We weigh that against how well we understand the property's condition and disclosures. I won't push you to take on risk you don't understand. How do I compete without overpaying? By knowing the property's true value and your own limits before offer day, then structuring terms that strengthen your position. Discipline about your walk-away number is part of the strategy. Selling in San Francisco Should I sell my San Francisco home or rent it out? It depends on your equity, cash-flow needs, tax situation, and timeline. Renting can make sense if you can carry it and want long-term exposure; selling can make sense if you need the equity or don't want to be a landlord. See sell or rent? and talk to your tax advisor. What improvements are worth making before selling? Usually the ones with clear return: paint, cleaning, light staging, and resolving obvious condition issues. Major renovations rarely pay off right before a sale. See what to fix before selling . How do you set a list price? We start from comparable sales, then adjust honestly for condition, location, and demand. Overpricing to test the market usually costs you on the final number. I'll show you the reasoning, not just a figure. What is Compass Concierge? It's a Compass program that can front the cost of certain approved pre-sale improvements, repaid at closing, subject to eligibility and terms. I'll only suggest it when it genuinely improves your net result. Richmond & Sunset neighborhoods What makes Central Richmond different from Inner Sunset? Central Richmond sits near Golden Gate Park's north side and the heart of Clement Street, with classic Richmond housing stock and its own fog rhythm. Inner Sunset clusters around the park's south side near 9th and Irving, close to UCSF and the N Judah. Both are walkable and food-rich; the feel, light, and commute differ block by block. Compare the Central Richmond and Inner Sunset guides. Is the west side foggier, and does that matter for value? Yes, the Richmond and Sunset see more fog and wind than the city's east side, and it varies street to street. Some buyers love the cool, quiet character; others want more sun. It's a lifestyle fit question more than a pure value question, and worth experiencing in person. Which west side neighborhoods have the best parking? It varies a lot by block and housing type. Many Richmond and Sunset homes have garage parking, which is a real advantage over much of the city. We factor parking into both lifestyle fit and resale when we tour. Disclosure review How important are disclosures in San Francisco? Very. The disclosure package is where a property's real story lives: inspections, reports, permit history, and seller statements. Reading it closely is one of the most important things a buyer does. See how to read SF disclosures . How do I know if a property has hidden risk? You read the disclosures carefully and evaluate condition with someone who understands buildings. Unpermitted work, drainage issues, foundation movement, and deferred maintenance are common and knowable, which is exactly where my background helps. What are common red flags in a disclosure package? Unpermitted additions, signs of water intrusion or drainage problems, foundation or framing notes, roof age, and large pending special assessments in a condo's HOA. None are automatically deal-breakers, but each deserves a closer look. Property condition Why does your construction background matter to me? Because a house can show beautifully and still be expensive to own, or look plain and be solid. Reading foundations, roofs, drainage, and systems before you write an offer protects you from surprises after you own it. Should I always get my own inspections? In most cases, yes, even when seller inspections exist. Independent inspections give you your own, current read on condition. We'll decide together which inspections make sense for a given property. TICs and condos What is a TIC? A Tenancy in Common is shared ownership of a building where co-owners each hold the right to occupy a specific unit. TICs often price below comparable condos but carry different financing, legal, and resale considerations. See condo vs. TIC . Is a TIC riskier than a condo? It's different rather than simply riskier. TICs can involve shared mortgages or fractional loans, a TIC agreement among owners, and a smaller resale pool. Whether the lower price justifies those tradeoffs depends on your situation. I'll help you weigh it. What should I check in a condo before buying? HOA financial health, reserves, any pending special assessments, rules, and the building's condition and history. A great unit in a poorly run building is still a problem. Small investment properties How does rent control affect a small investment property? In San Francisco it can significantly shape returns, flexibility, and risk depending on the building's age and unit history. Understand it before you buy, and confirm specifics with a qualified attorney. See the small investors page . Cash flow or appreciation, which should I prioritize? It depends on your goals, timeline, and tolerance for hands-on management. Many San Francisco properties lean toward appreciation over day-one cash flow. We'll model your real numbers rather than assume. Working with Paulo Will you tell me not to buy or sell? Yes. If waiting, renting, holding, or walking away serves you better, I'll say so plainly, even when it means no transaction for me. That's central to how I work. What areas do you cover? All of San Francisco, plus Marin, the East Bay, and the Peninsula when that's where a client's search leads. My deepest block-by-block knowledge is on the city's west side: Central Richmond, the Richmond District, the Sunset, and nearby neighborhoods. See the neighborhood guides . How do we get started? Reach out and tell me what you're weighing. The first conversation is just that, a conversation, with no pressure and no obligation. Get in touch or call or text (408) 834-9161. Have a question that isn't here? Ask me directly. No pressure, no obligation, just a straight answer. Text Paulo Ask Paulo a question Read the guides Or call (408) 834-9161 - paulo@levelupgroup.com

## San Francisco Neighborhood Guides | Richmond, Sunset & More | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/

Neighborhoods San Francisco, neighborhood by neighborhood. Guide available Park / open space Fill color shows the SFAR district Pick a neighborhood Move your cursor over the map to preview a neighborhood. Click it to keep it open here, with livability scores and the latest market detail. Bike Score reflects the neighborhood's terrain (flatter rides higher, steep hills lower). Walk Score and Transit Score are sample values pending a one-time Walk Score cache. Weather is the typical microclimate. Compare at a glance Qualitative, from walking and riding these blocks. For the current numbers behind them, see Paulo's Pulse App below. 1 2 3 Paulo's Pulse App See the live district and neighborhood data. Sale-to-list, median price, days on market, and percent over asking for every San Francisco district and 86 neighborhoods, refreshed weekly. Open Pulse On Today's Market → I work all over the city, and into Marin, the East Bay, and the Peninsula when a search leads there. These guides start where my block-by-block knowledge runs deepest: Central Richmond, the broader Richmond District, the Sunset, and nearby neighborhoods. They reflect how the city actually feels on foot and by bike, not a brochure. More guides are on the way. Where do you go from here? Whatever neighborhood you're drawn to, the next questions are the same: is it the right fit, and is a given property worth it? That's where I help. If you're buying If you're selling If you're investing Not sure which neighborhood fits? Tell me how you live and what matters to you. I'll help you narrow it down honestly. Text Paulo Talk through your options Read common questions Or call (408) 834-9161 - paulo@levelupgroup.com

## Central Richmond San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/central-richmond/

Neighborhood guide Living in Central Richmond, San Francisco Classic Richmond living between Golden Gate Park and Clement Street, where I live. What it feels like to live here Central Richmond is the part of the city I call home, and the one I know best on foot and by bike. It sits in the middle of the Richmond District, roughly between Park Presidio and around 25th Avenue, with Golden Gate Park to the south and the energy of Clement Street running through it. The pace is calm and residential, the streets are lined with classic Richmond homes, and the fog rolls in and out on its own schedule. Every time I bike around the neighborhood, I'm reminded how lucky I am to live here. Who it tends to fit People who want a quieter, walkable, food-rich neighborhood with quick access to the park and an easy shot across the Golden Gate Bridge. It suits families, professionals, and anyone who values everyday convenience over flash. Housing types Mostly early-to-mid 20th-century homes: single-family houses, two-unit buildings, and edwardian and marina-style flats, many with garage parking and rooms tucked over the garage. You'll also find condos and the occasional TIC. Transit and commute The 38 Geary and 1 California run east toward downtown, the 5 Fulton skirts the park, and Park Presidio (Highway 1) gives fast access to the Golden Gate Bridge and Marin. Driving downtown is straightforward by SF standards; biking to the park is a joy. Parks, food, coffee, and local anchors Clement Street is the heart: independent restaurants, the Clement Street farmers' market, bookstores, and some of the best Asian food in the city. Arsicault Bakery's croissants are, in my opinion, heaven. Green Apple Books, the edge of Golden Gate Park, and easy access to the Presidio round it out. Buyer considerations Watch for the usual Richmond items: older foundations, drainage on downhill lots, roof age, and rooms or in-law spaces added over the years that may or may not be permitted. Garage parking and light exposure vary block to block and are worth prioritizing. For the full approach, see how I help buyers . Seller considerations Central Richmond homes tend to attract buyers who value location, parking, and proximity to the park and Clement Street. Clean disclosures, sensible pre-sale prep, and honest pricing matter more than heavy renovation here. More on the process on the sellers page . Common property condition issues Common items include older foundations and framing, moisture and drainage on the north and downhill sides, aging roofs, and unpermitted additions. None are unusual; all are worth evaluating closely. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Central Richmond figures. Median price, sale-to-list, days on market, and percent over asking for Central Richmond, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Central Richmond FAQ Why do you focus on Central Richmond? It's where I live and the neighborhood I know best, block by block. That local knowledge helps clients make sharper decisions about fog, parking, light, and value. Is Central Richmond good for families? Many families love it for the calm streets, proximity to Golden Gate Park, and the food and errands along Clement and Geary. As always, fit depends on your specific needs. Does the fog hurt resale value? Not inherently. Some buyers prize the cool, quiet character. It's more a lifestyle-fit question than a value penalty, and it varies street to street. Curious about Central Richmond? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Inner Richmond San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/inner-richmond/

Neighborhood guide Living in Inner Richmond, San Francisco The Richmond's lively eastern edge near the Presidio, Clement, and Geary. What it feels like to live here Inner Richmond runs roughly from Arguello to around Park Presidio, the most urban and energetic stretch of the district. It's dense, diverse, and endlessly walkable, with two of the city's great commercial streets, Clement and Geary, running right through it, and the Presidio and Golden Gate Park on its doorstep. Who it tends to fit People who want walkable, transit-friendly city living with incredible food and quick access to green space, without the cost of the city's pricier east-side neighborhoods. Housing types A mix of edwardian flats, two-to-four-unit buildings, condos, TICs, and single-family homes. Multi-unit buildings are common, which makes it interesting for small investors as well as owner-occupants. Transit and commute The 38 Geary (and Geary Rapid) is a workhorse to downtown, the 1 California and 2 Clement serve the area, and the Presidio and park are walkable. Strong transit by west-side standards. Parks, food, coffee, and local anchors Clement Street's restaurants and shops, Geary's broad mix of food and services, the Presidio's trails just north, and the green expanse of Golden Gate Park to the south. Buyer considerations Many buildings here are older multi-unit structures, so pay close attention to building systems, shared walls, and, for condos and TICs, the ownership structure and any HOA or co-owner agreements. Parking can be tighter than the outer avenues. For the full approach, see how I help buyers . Seller considerations Inner Richmond draws buyers who want energy and walkability. Clear disclosures and smart presentation matter, and multi-unit owners should think carefully about timing and tenant considerations. More on the process on the sellers page . Common property condition issues Older flats and multi-unit buildings: aging plumbing and electrical, shared roofs and facades, and permit history on past conversions are all worth a close look. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Inner Richmond figures. Median price, sale-to-list, days on market, and percent over asking for Inner Richmond, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Inner Richmond FAQ Is Inner Richmond more expensive than the Outer Richmond? Often, given its walkability and proximity to the Presidio and downtown transit, but it varies by property type and condition. We'll compare honestly for your budget. Is Inner Richmond good for small investors? It can be, given the number of multi-unit buildings, but rent-control and condition factors matter a lot. See the small investors page and talk to a qualified attorney. Curious about Inner Richmond? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Outer Richmond San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/outer-richmond/

Neighborhood guide Living in Outer Richmond, San Francisco Quiet avenues near Ocean Beach, Lands End, and Sutro Heights. What it feels like to live here Outer Richmond stretches from roughly Park Presidio out to the Pacific, ending at Ocean Beach and the dramatic trails of Lands End and Sutro Heights. It's the calmest, most coastal part of the district: foggier and windier, but spacious, friendly, and a genuine escape from the city's intensity while still being in it. Who it tends to fit People who want space, quiet, ocean access, and more home for the money, and who don't mind fog and a longer commute downtown. Housing types Predominantly single-family homes and two-unit buildings, many with garages and tuck-under rooms, on generous-feeling avenue lots. Among the more attainable west-side housing in the city. Transit and commute The 38 Geary and 5 Fulton head downtown but take time from this far west; many residents drive. Ocean Beach, the Great Highway, and Lands End trails are right there. Parks, food, coffee, and local anchors Ocean Beach and Lands End for the outdoors, the restaurants and bakeries along Balboa and Geary, Sutro Heights Park, and the nearby Cliff House landmark area. Buyer considerations Salt air and wind make exterior maintenance, windows, and roofs especially important out here. Check drainage on west-facing and downhill lots, and weigh the commute honestly against the space and price advantage. For the full approach, see how I help buyers . Seller considerations Outer Richmond appeals to buyers seeking space, quiet, and value near the coast. Address weather-related exterior wear before listing and price to reflect the commute tradeoff. More on the process on the sellers page . Common property condition issues Coastal exposure accelerates wear on roofs, gutters, windows, and exterior paint. Older foundations and drainage on sloped lots are also common considerations. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Outer Richmond figures. Median price, sale-to-list, days on market, and percent over asking for Outer Richmond, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Outer Richmond FAQ Is the Outer Richmond a good value? It's often among the more attainable west-side options, with more space for the money. The tradeoffs are fog, wind, and a longer commute downtown. How bad is the commute from the Outer Richmond? It's the longest of the Richmond sub-areas to downtown. Many residents drive or combine bus with other options. We'll factor it into both lifestyle and resale. Curious about Outer Richmond? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Richmond District San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/richmond-district/

Neighborhood guide Living in Richmond District, San Francisco The west-side district along Golden Gate Park's north edge, from the Presidio to Ocean Beach. What it feels like to live here The Richmond District runs along the north edge of Golden Gate Park, from the Presidio in the east to Ocean Beach in the west. It's classic, diverse, food-rich San Francisco: calm residential streets, great Asian and global cuisine, and a strong sense of neighborhood. Locals usually think of it in three parts, the Inner, Central, and Outer Richmond, each with its own character. Who it tends to fit People who want walkable, livable, food-forward neighborhoods with quick access to green space and the Golden Gate Bridge, at a relative value compared with the city's east side. Housing types A broad mix: single-family homes, edwardian and marina-style flats, two-to-four-unit buildings, condos, and TICs. Garage parking is more common here than in much of the city. Transit and commute The 38 Geary, 1 California, 2 Clement, and 5 Fulton connect the district to downtown, with Park Presidio providing fast access to the Golden Gate Bridge and Marin. Parks, food, coffee, and local anchors Golden Gate Park along the southern edge, Clement Street and Geary Boulevard for food and shopping, the Presidio to the east, and Ocean Beach and Lands End to the west. Buyer considerations Because the district spans urban Inner Richmond to coastal Outer Richmond, fog, commute, and housing type vary widely. Decide which sub-neighborhood fits, then evaluate condition closely. Explore the dedicated guides below. For the full approach, see how I help buyers . Seller considerations Richmond District buyers value location, parking, and proximity to the park. Honest pricing and clean disclosures generally matter more than major renovation. More on the process on the sellers page . Common property condition issues District-wide, watch for older foundations, drainage on sloped and downhill lots, roof age, and unpermitted additions; coastal wear increases toward the Outer Richmond. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Richmond District figures. Median price, sale-to-list, days on market, and percent over asking for Richmond District, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Explore the sub-neighborhoods Inner Richmond The Richmond's lively eastern edge near the Presidio, Clement, and Geary. Read the guide > Central Richmond Classic Richmond living between Golden Gate Park and Clement Street, where I live. Read the guide > Outer Richmond Quiet avenues near Ocean Beach, Lands End, and Sutro Heights. Read the guide > Richmond District FAQ What are the parts of the Richmond District? Locals generally split it into the Inner Richmond (east, near the Presidio), Central Richmond (the middle, around Clement), and the Outer Richmond (west, toward Ocean Beach). Is the Richmond District a good place to buy? For many buyers, yes: it offers walkable, food-rich neighborhoods near green space at relative value. The right sub-area depends on your commute and fog tolerance. Curious about Richmond District? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Inner Sunset San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/inner-sunset/

Neighborhood guide Living in Inner Sunset, San Francisco Walkable village around 9th & Irving, by Golden Gate Park and UCSF. What it feels like to live here Inner Sunset clusters around 9th and Irving on the south side of Golden Gate Park, near UCSF and the de Young and Academy of Sciences just across the park. It has a real village feel: a compact, beloved commercial strip, strong community, and quick access to one of the world's great urban parks. It's typically sunnier than the Outer Sunset but still cooler than the city's east side. Who it tends to fit People who want a walkable village vibe, proximity to the park and UCSF, and good transit downtown, often professionals, medical and academic households, and families. Housing types A mix of single-family homes, edwardian and marina-style flats, two-unit buildings, and condos, on the classic Sunset grid, many with garage parking. Transit and commute The N Judah light rail runs to downtown and the ballpark, and several bus lines serve the area. Golden Gate Park and UCSF are walkable, which is a major draw. Parks, food, coffee, and local anchors The 9th and Irving corridor for restaurants, cafes, and shops, the farmers' market, Golden Gate Park's museums and gardens just across the street, and easy park access for runners and cyclists. Buyer considerations Demand near 9th and Irving and UCSF can be strong, so be clear on value and condition. Watch for older foundations, drainage, and permit history on additions, and prioritize parking and light where you can. For the full approach, see how I help buyers . Seller considerations Inner Sunset's walkability and park and UCSF proximity attract steady demand. Clean disclosures and thoughtful presentation tend to be rewarded. More on the process on the sellers page . Common property condition issues Older Sunset homes can have foundation, drainage, and roof considerations, plus permit questions on garage-level rooms and additions. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Inner Sunset figures. Median price, sale-to-list, days on market, and percent over asking for Inner Sunset, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Inner Sunset FAQ What makes Inner Sunset different from Central Richmond? Inner Sunset sits on the park's south side near 9th and Irving and UCSF, with the N Judah downtown; Central Richmond sits on the north side near Clement. Both are walkable and food-rich; light, fog, and commute differ. Compare the two guides. Is Inner Sunset sunny? It's generally sunnier than the Outer Sunset but still cooler and foggier than the east side. Microclimate varies block to block. Curious about Inner Sunset? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Outer Sunset San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/outer-sunset/

Neighborhood guide Living in Outer Sunset, San Francisco Laid-back, foggy avenues by Ocean Beach with a surf-and-cafe culture. What it feels like to live here The Outer Sunset runs west toward Ocean Beach and the Great Highway, a famously foggy, laid-back, increasingly creative stretch of the city. Over the last decade it's grown a beloved cafe, surf, and small-business culture along streets like Judah and Noriega, while keeping its quiet, spacious, residential character. Who it tends to fit People who want space, ocean access, a relaxed pace, and relative value, and who genuinely enjoy (or can live with) fog and wind. Housing types Largely single-family homes and two-unit buildings on the Sunset grid, many with garages and tuck-under rooms. Among the more attainable single-family options on the west side. Transit and commute The N Judah light rail and several bus lines serve the area, though downtown trips take time from this far west. Ocean Beach and the Great Highway are right there. Parks, food, coffee, and local anchors Ocean Beach for surfing and sunsets, the cafe and restaurant scenes along Judah, Noriega, and Taraval, and easy access to the southern end of Golden Gate Park. Buyer considerations Salt air and wind put a premium on roofs, windows, gutters, and exterior maintenance. Check drainage on west-facing lots and weigh the commute against the space and price advantage. For the full approach, see how I help buyers . Seller considerations The Outer Sunset attracts buyers seeking value, space, and the beach lifestyle. Handle weather-related exterior wear before listing and price to reflect the commute. More on the process on the sellers page . Common property condition issues Coastal exposure accelerates exterior wear; older foundations, drainage, and permit history on additions are also common. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Outer Sunset figures. Median price, sale-to-list, days on market, and percent over asking for Outer Sunset, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Outer Sunset FAQ Is the Outer Sunset a good value? It's often among the more attainable single-family options in the city, with more space for the money. The tradeoffs are fog, wind, and commute time. What's the Outer Sunset known for now? A laid-back surf-and-cafe culture along Judah, Noriega, and Taraval, plus Ocean Beach and wide, quiet residential streets. Curious about Outer Sunset? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Sunset District San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/sunset-district/

Neighborhood guide Living in Sunset District, San Francisco The large west-side district south of Golden Gate Park, from UCSF to Ocean Beach. What it feels like to live here The Sunset District spans the south side of Golden Gate Park out to the Pacific, one of the city's largest residential areas. It's quieter and more spacious than the east side, with a classic avenue grid, strong neighborhood feel, and a coastal climate that gets foggier toward the ocean. Locals often think of it as the Inner Sunset (near 9th and Irving and UCSF) and the Outer Sunset (toward Ocean Beach). Who it tends to fit People who want space, garage parking, relative value, and a calmer pace, with the park and the coast close by. Housing types Predominantly single-family homes and two-unit buildings on the avenue grid, many with garages and tuck-under rooms, plus condos and flats nearer the commercial corridors. Transit and commute The N Judah light rail runs the length of the district to downtown, supported by bus lines like the L Taraval corridor and others. Commutes lengthen toward the ocean. Parks, food, coffee, and local anchors Golden Gate Park along the north edge, the 9th and Irving village in the Inner Sunset, the Judah, Noriega, and Taraval corridors, and Ocean Beach to the west. Buyer considerations Climate and commute change a lot from the Inner to the Outer Sunset, so pick your sub-area, then evaluate condition. Foundations, drainage, roofs, and permit history on additions are the usual items. See the dedicated guides below. For the full approach, see how I help buyers . Seller considerations Sunset buyers value space, parking, and value near the park and coast. Clean disclosures and sensible prep matter more than heavy renovation. More on the process on the sellers page . Common property condition issues District-wide: older foundations, drainage on sloped lots, roof age, and unpermitted garage-level rooms; coastal wear increases toward the Outer Sunset. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Sunset District figures. Median price, sale-to-list, days on market, and percent over asking for Sunset District, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Explore the sub-neighborhoods Inner Sunset Walkable village around 9th & Irving, by Golden Gate Park and UCSF. Read the guide > Outer Sunset Laid-back, foggy avenues by Ocean Beach with a surf-and-cafe culture. Read the guide > Sunset District FAQ What's the difference between the Inner and Outer Sunset? The Inner Sunset, near 9th and Irving and UCSF, is more walkable and generally sunnier; the Outer Sunset, toward Ocean Beach, is foggier, more spacious, and often more attainable. Is the Sunset a good place to buy a single-family home? For many buyers, yes: it's one of the better areas in the city for single-family homes with garages at relative value. The tradeoff is climate and commute. Curious about Sunset District? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Glen Park San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/glen-park/

Neighborhood guide Living in Glen Park, San Francisco A village-like, sunnier neighborhood around a real downtown and BART. What it feels like to live here Glen Park sits in the city's center-south, built around a genuine little village at Diamond and Chenery and the dramatic open space of Glen Canyon Park. It's leafy, sunnier than the west side, and surprisingly quiet for how connected it is, with its own BART station making downtown and the airport easy. Who it tends to fit People who want a village feel, real nature at the doorstep, more sun than the coast, and excellent transit, often families and professionals. Housing types A mix of single-family homes, many on hilly lots, plus some flats and condos near the village. Lots and layouts vary with the terrain. Transit and commute Glen Park BART is the headline: fast trips downtown and to SFO. The neighborhood also sits near I-280 for drivers, and several bus lines serve the area. Parks, food, coffee, and local anchors The Glen Park village (cafes, a bookstore, restaurants, and everyday shops), Glen Canyon Park's trails and rec center, and easy access to Bernal, Noe Valley, and downtown. Buyer considerations Hillside lots make foundations, drainage, and retaining walls especially important here. Parking and access vary with the terrain, and BART proximity is a real value driver worth weighing. For the full approach, see how I help buyers . Seller considerations Glen Park's village charm, sun, and BART access draw steady demand. Address any hillside-related condition items early and present the home's light and outdoor space well. More on the process on the sellers page . Common property condition issues Sloped lots bring foundation, drainage, and retaining-wall considerations; older homes may have the usual roof, systems, and permit-history items. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Glen Park figures. Median price, sale-to-list, days on market, and percent over asking for Glen Park, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Glen Park FAQ Why do people love Glen Park? The combination is rare: a true village center, Glen Canyon's nature, more sun than the coast, and a BART station for fast downtown and airport access. Is Glen Park sunny? Generally yes, noticeably more so than the west-side coastal neighborhoods, though microclimate varies. Curious about Glen Park? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Bernal Heights San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/bernal-heights/

Neighborhood guide Living in Bernal Heights, San Francisco Sunny, hilly, village-y neighborhood with big views and a strong community. What it feels like to live here Bernal Heights rises just south of the Mission around its grassy hilltop park, one of the sunniest and most community-minded neighborhoods in the city. Cortland Avenue is its main street, the views from Bernal Hill are some of the best around, and the vibe is friendly, walkable, and a little village-like despite being close to the center of town. Who it tends to fit People who want sun, views, a strong community feel, and proximity to the Mission and downtown, often families, professionals, and longtime locals. Housing types A varied mix of smaller single-family homes, cottages, and flats on hilly, sometimes narrow streets. Lots and layouts vary widely with the terrain. Transit and commute Several bus lines connect to the Mission, BART, and downtown, and I-280 and US-101 are close for drivers. Walkability is strong near Cortland. Parks, food, coffee, and local anchors Cortland Avenue's cafes, restaurants, and shops, Bernal Hill's open space and panoramic views, and quick access to the Mission's food and culture. Buyer considerations Hilly lots and older, sometimes smaller homes mean foundations, drainage, retaining walls, and additions deserve close attention. Parking and street access vary a lot block to block. For the full approach, see how I help buyers . Seller considerations Bernal's sun, views, and community appeal draw committed buyers. Highlight light, outdoor space, and views, and get ahead of any hillside-related condition questions. More on the process on the sellers page . Common property condition issues Sloped lots bring foundation, drainage, and retaining-wall items; older and smaller homes may carry permit-history and systems considerations. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Bernal Heights figures. Median price, sale-to-list, days on market, and percent over asking for Bernal Heights, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Bernal Heights FAQ Is Bernal Heights sunny? It's one of the sunnier parts of the city, especially compared with the west side, which is a big part of its appeal. What's the housing like in Bernal Heights? Often smaller single-family homes, cottages, and flats on hilly streets, with lots of block-to-block variety. Curious about Bernal Heights? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## West Portal San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/west-portal/

Neighborhood guide Living in West Portal, San Francisco A classic main-street neighborhood with Muni access and a small-town feel. What it feels like to live here West Portal is built around its namesake commercial street and the Muni portal where several light-rail lines dip underground toward downtown. It has a genuine small-town, main-street feel rare in a big city: family-friendly, walkable, and tidy, sitting between the west side and the city's center with easy access to both. Who it tends to fit People who want a walkable main street, strong transit, a family-friendly atmosphere, and solid single-family housing, often families and commuters. Housing types Largely well-kept single-family homes, many on attractive lots, plus some flats and condos near the commercial strip. Generally a more move-in-ready feel than the far avenues. Transit and commute The West Portal Muni station is the draw: the K, L, and M lines run downtown through the Twin Peaks tunnel. I-280 is close for drivers. Parks, food, coffee, and local anchors West Portal Avenue's restaurants, cafes, and shops, nearby Stern Grove and its summer festival, and quick access to St. Francis Wood and the broader west side. Buyer considerations Demand for the main-street lifestyle and transit can be strong, so be clear on value. The usual older-home items apply, foundations, roofs, drainage, and permit history, though many homes here are well maintained. For the full approach, see how I help buyers . Seller considerations West Portal's transit, main street, and family appeal draw steady demand. Clean disclosures and good presentation are usually rewarded; major renovation is rarely required. More on the process on the sellers page . Common property condition issues Older but often well-kept homes: standard foundation, roof, drainage, and systems checks, plus permit history on any additions. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current West Portal figures. Median price, sale-to-list, days on market, and percent over asking for West Portal, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → West Portal FAQ Why is West Portal popular with families? The combination of a walkable main street, strong Muni access downtown, and solid single-family housing gives it a friendly, small-town feel that families appreciate. How is the commute from West Portal? Strong by west-side standards: the K, L, and M lines run downtown through the Twin Peaks tunnel from the West Portal station. Curious about West Portal? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Noe Valley San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/noe-valley/

Neighborhood guide Living in Noe Valley, San Francisco Sunny, village-hearted blocks around 24th Street, shielded from fog by Twin Peaks. What it feels like to live here Noe Valley sits in the city's center-south, tucked behind Twin Peaks where the fog usually gives up. Its heart is 24th Street: cafes, bakeries, strollers, and a Saturday farmers' market with real neighborhood loyalty. The blocks are lined with Victorian and Edwardian rows, and the energy is family-forward without being sleepy. Who it tends to fit Families and professionals who want sun, a walkable village spine, and strong long-term resale, and who are willing to pay the premium those three things command. Housing types Victorian and Edwardian single-family homes and flats, many deeply remodeled, plus condos in converted buildings and occasional new construction. Deep lots with gardens are a signature. Transit and commute The J Church runs downtown, the 24 and 48 cross the neighborhood, and I-280 and 101 are close for Peninsula commutes, a big part of why tech households cluster here. Parks, food, coffee, and local anchors The 24th Street corridor, the Saturday farmers' market, Douglass Playground, Billy Goat Hill's rope-swing views, and Upper Noe Rec Center. Buyer considerations Competition for renovated single-family homes is consistently strong, so value discipline matters most here. Check permit history closely, this is one of the most remodeled neighborhoods in the city, plus foundations and drainage on the blocks that climb toward the hills. For the full approach, see how I help buyers . Seller considerations Noe Valley draws one of the deepest buyer pools in San Francisco. Presentation is rewarded; a well-prepared home with clean disclosures can produce exceptional competition. More on the process on the sellers page . Common property condition issues Victorian-era bones under modern finishes: verify what the remodels actually touched. Foundations, old plumbing and electrical where untouched, and permit history on expansions. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Noe Valley figures. Median price, sale-to-list, days on market, and percent over asking for Noe Valley, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Noe Valley FAQ Why is Noe Valley so popular with families? Sun, a walkable 24th Street village, parks and playgrounds, and easy freeway access for Peninsula commutes. The combination is rare and the market prices it accordingly. Is Noe Valley really sunnier? Generally yes. Twin Peaks blocks much of the marine fog, so Noe Valley sees more sun than the west side, though microclimates still vary block to block. Curious about Noe Valley? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Cole Valley San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/cole-valley/

Neighborhood guide Living in Cole Valley, San Francisco A tiny, beloved village at the foot of Tank Hill, steps from Golden Gate Park and UCSF. What it feels like to live here Cole Valley is one of San Francisco's smallest named neighborhoods, a few intimate blocks around Cole and Carl with a village feel that residents guard happily. UCSF's Parnassus campus and Golden Gate Park are a short walk, Tank Hill's views are overhead, and the N Judah stops in the middle of it all. Who it tends to fit People who want small-village intimacy inside the city: UCSF households, longtime locals, and buyers who value charm and scarcity over square footage. Housing types Mostly Edwardian flats and single-family homes on compact blocks. Inventory is genuinely scarce; homes here change hands infrequently. Transit and commute The N Judah at Carl and Cole runs downtown and to the beach, UCSF is walkable, and the park's edge is a few blocks away. Parks, food, coffee, and local anchors Cole Street's cafes and restaurants, Tank Hill's panorama, Grattan Playground, Kezar Stadium, and the eastern end of Golden Gate Park. Buyer considerations Scarcity is the defining condition: few listings, patient competition. The buildings are Edwardian-era, so the usual systems and foundation checks apply, plus hillside drainage on the blocks rising toward Tank Hill and Parnassus. For the full approach, see how I help buyers . Seller considerations If you own here, scarcity works for you. Well-presented Cole Valley homes draw deep, emotional interest; honest pricing converts it. More on the process on the sellers page . Common property condition issues Edwardian-era plumbing and electrical where unrenovated, hillside foundations and retaining considerations on the upper blocks, and the standard permit-history reads. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Cole Valley figures. Median price, sale-to-list, days on market, and percent over asking for Cole Valley, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Cole Valley FAQ How small is Cole Valley really? A handful of blocks around Cole and Carl. That intimacy is the appeal, and the reason inventory is so scarce. Is Cole Valley foggy? Moderately. It sits between the fog belt and the sunnier center, so it sees fog without living in it the way the outer avenues do. Curious about Cole Valley? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Marina District San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/marina-district/

Neighborhood guide Living in Marina District, San Francisco Flat, social, bayfront blocks between Fort Mason and the Presidio. What it feels like to live here The Marina is San Francisco at its most effortless-looking: flat walkable streets, the bay at the end of the block, Chestnut Street's restaurants and shops, and the Palace of Fine Arts as a backdrop. Built largely on fill after the 1915 world's fair, it gave its name to the marina-style homes found across the city. Sunnier than the west side, reliably breezy. Who it tends to fit People who want flat, social, walkable living with bay access and a fast shot to the Golden Gate Bridge: young professionals, downsizers, and families who prize convenience. Housing types Marina-style flats and homes from the 1920s and 30s, condos, and TICs in two-to-four-unit buildings. Garage parking is common; gardens are not. Transit and commute The 30 and 43 lines, the Lombard corridor to the bridge and 101, and easy access to Crissy Field and the Presidio. Driving is more practical here than in much of the city. Parks, food, coffee, and local anchors Chestnut and Union streets, Marina Green, Fort Mason's piers and events, the Palace of Fine Arts, and Crissy Field's waterfront. Buyer considerations The honest item: much of the Marina sits on mapped liquefaction zone, and the neighborhood saw real damage in 1989. Read the NHD closely, prioritize documented seismic retrofits, and in 2-4 unit buildings check soft-story compliance. Priced and retrofitted correctly, these are wonderful homes; unexamined, they're a risk you didn't price. For the full approach, see how I help buyers . Seller considerations Turnkey, retrofitted homes command real premiums here. Documentation of seismic work is marketing material; gather it before listing. More on the process on the sellers page . Common property condition issues Liquefaction-zone foundation behavior, soft-story conditions in multi-unit buildings, and 1920s-era systems where unrenovated. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Marina District figures. Median price, sale-to-list, days on market, and percent over asking for Marina District, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Marina District FAQ Is the Marina safe in an earthquake? It sits largely on mapped liquefaction zone and saw damage in 1989, which is exactly why retrofit status matters more here than almost anywhere in the city. A retrofitted, well-maintained Marina building and an untouched one are different risk profiles. Read the NHD and ask for the documentation. Marina or Cow Hollow? They share the Chestnut/Union lifestyle. The Marina is flatter and closer to the water; Cow Hollow climbs the hill with more Victorians and a bit less liquefaction exposure. We can walk both in an afternoon. Curious about Marina District? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Hayes Valley San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/hayes-valley/

Neighborhood guide Living in Hayes Valley, San Francisco A design-forward central village around Patricia's Green, walkable to almost everything. What it feels like to live here Hayes Valley is the city's great urban comeback story: when the earthquake-damaged Central Freeway came down, a boutique-and-restaurant village grew in its place around Patricia's Green. It's central, design-conscious, and dense in the best way, with the Symphony, Opera, and SFJAZZ a short walk east. Who it tends to fit Walkability maximalists, culture lovers, and first-time condo buyers who want the city at their door and will trade private space for it. Housing types A real mix: newer condo buildings from the post-freeway era, converted Victorians and Edwardians, and classic flats. More HOA-governed inventory than most neighborhoods. Transit and commute Muni Metro at Van Ness, multiple surface lines, Civic Center BART within a walk, and central freeway access. Among the best-connected neighborhoods in the city. Parks, food, coffee, and local anchors Hayes Street's boutiques and restaurants, Patricia's Green, SFJAZZ and the performing arts cluster, and Alamo Square one ridge over. Buyer considerations In newer buildings, the HOA is half the purchase: reserves, litigation or construction-defect history, and rules deserve real review. Street character varies block by block here, and parking is scarce, so weigh both honestly. For the full approach, see how I help buyers . Seller considerations The buyer pool here is design-aware. Staging and presentation move the needle more than in most neighborhoods, and clean HOA documents prevent escrow drama. More on the process on the sellers page . Common property condition issues Two distinct profiles: newer construction (HOA health, defect history, soundproofing) and Victorian-era stock (systems, foundations, permits). Know which one you're evaluating. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Hayes Valley figures. Median price, sale-to-list, days on market, and percent over asking for Hayes Valley, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Hayes Valley FAQ What changed Hayes Valley? The removal of the earthquake-damaged Central Freeway. The land it occupied became housing and Patricia's Green, and the neighborhood rebuilt itself around walkable retail. Condo or Victorian flat in Hayes Valley? Different trades: newer condos offer systems peace-of-mind with HOA dependence; Victorian flats offer character and space with older-building responsibilities. The right answer depends on your tolerance for each. Curious about Hayes Valley? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Pacific Heights San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/pacific-heights/

Neighborhood guide Living in Pacific Heights, San Francisco Grand homes, big views, and Fillmore and Union Street shopping on the city's north slope. What it feels like to live here Pacific Heights sits high on the north side of the city, looking out over the bay, the Golden Gate, and Alcatraz. It's one of San Francisco's most prestigious addresses: wide, quiet streets, grand homes, and two of the best shopping streets in the city just downhill. The pace is calm and established, and the light up here is some of the best in town. Who it tends to fit People who want elegance, views, and a central location, and who value established prestige and walkable upscale retail. It suits move-up buyers, executives, and families drawn to the private schools clustered nearby. Housing types Grand Victorians and Edwardians, stately detached mansions, and a deep bench of luxury condos and co-ops, especially toward Lower Pacific Heights. Some of the largest single-family homes in the city sit on the view blocks. Transit and commute The 1 California and 3 Jackson head downtown, the 22 Fillmore runs north-south, and the neighborhood is central enough that many trips are short. Parking is easier than downtown but tight on the prime blocks. Parks, food, coffee, and local anchors Fillmore Street's boutiques and cafes, Union Street's shops and restaurants just down the hill, Lafayette Park and Alta Plaza Park for green space and views, and the Spreckels Mansion as a local landmark. Buyer considerations Many homes here are large and old, so systems, foundations, seismic retrofitting, and the cost of maintaining a grand house all matter. In condos and co-ops, the ownership structure and building finances deserve close review. This is a high-stakes market where preparation pays. For the full approach, see how I help buyers . Seller considerations Pacific Heights draws discerning, often all-cash or well-qualified buyers. Presentation, clean disclosures, and honest pricing against true comparables matter more than cosmetic updates on homes that are already substantial. More on the process on the sellers page . Common property condition issues Large older homes bring older systems, foundation and seismic considerations, and deferred maintenance that scales with square footage. Co-ops and condos add building-finance and reserve questions worth a careful look. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Pacific Heights figures. Median price, sale-to-list, days on market, and percent over asking for Pacific Heights, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Pacific Heights FAQ Is Pacific Heights only for ultra-high-end buyers? The marquee view blocks are among the priciest in the city, but Lower Pacific Heights offers more attainable condos and flats. The range is wider than the reputation suggests. What's the difference between Pacific Heights and Lower Pacific Heights? Lower Pac Heights sits south toward Geary, with more flats, condos, and walkable retail at a relative value. The upper blocks hold the grand homes and the big views. Curious about Pacific Heights? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Russian Hill San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/russian-hill/

Neighborhood guide Living in Russian Hill, San Francisco Hilltop charm, cable cars, and some of the best views in the city near Polk Street. What it feels like to live here Russian Hill rises between North Beach and Polk Street, a steep, walkable, view-rich pocket of the city famous for the crooked block of Lombard Street. It's charming and central without feeling downtown: leafy stairways, hidden lanes, and sweeping looks at the bay from the top of the hill. Who it tends to fit People who want a central, walkable, characterful neighborhood with views and a short hop to downtown, North Beach, and the waterfront, and who don't mind hills and stairs. Housing types A mix of condos, co-ops, classic flats, and a smaller number of single-family homes, many on steep lots or tucked along pedestrian lanes. Mid-century and pre-war buildings are common. Transit and commute The Powell-Hyde cable car climbs right through it, Polk Street carries multiple bus lines, and downtown is a short trip. Many residents walk; parking is genuinely scarce and prized. Parks, food, coffee, and local anchors Polk Street's restaurants and shops, the Lombard Street curves, the Hyde Street cable car, Ina Coolbrith Park and the hidden stairways, and easy access to North Beach and the waterfront. Buyer considerations Hillside lots, stairs, and tight parking are part of the deal here, so factor access and storage honestly. In flats, co-ops, and condos, review the building structure, finances, and any shared-ownership agreements closely. For the full approach, see how I help buyers . Seller considerations Buyers here trade space and parking for views, charm, and location. Highlight light, outlook, and walkability, and make sure building documents are clean before listing. More on the process on the sellers page . Common property condition issues Older buildings on steep terrain: foundations, drainage, retaining structures, and the condition of stairs and decks all deserve attention. Co-op and condo finances matter as much as the unit itself. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Russian Hill figures. Median price, sale-to-list, days on market, and percent over asking for Russian Hill, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Russian Hill FAQ Is parking really that hard on Russian Hill? Yes. Many buildings have no parking, and street parking is competitive. A deeded space is a real value-add and worth prioritizing if you drive. Is Russian Hill walkable day to day? Very, if you don't mind hills. Polk Street covers most errands and North Beach and the waterfront are close, but the grades are real. Curious about Russian Hill? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Lake Street San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/lake-street/

Neighborhood guide Living in Lake Street, San Francisco A leafy, prestigious corridor along the north edge of the Richmond, bordering the Presidio. What it feels like to live here Lake Street runs along the northern edge of the Richmond, right against the Presidio. It's one of the most prestigious and leafy stretches of the west side: wide, quiet streets, handsome homes, and the trails of the Presidio essentially at the doorstep. It has the calm of the Richmond with a more established, upscale feel. Who it tends to fit People who want a quiet, green, family-friendly setting with Presidio access and classic Richmond convenience, at a step up from the avenues to the south. Housing types Larger single-family homes, handsome flats, and Edwardians on generous lots, generally more substantial than the homes deeper in the Richmond. Inventory is limited and holds its value. Transit and commute The 1 California runs along the corridor toward downtown, the Presidio is walkable, and driving to the bridge or Marin is quick. A practical location by west-side standards. Parks, food, coffee, and local anchors The Presidio's trails and forests just north, Mountain Lake Park, the food and shops of Clement and California Streets nearby, and quick access to the Golden Gate Bridge. Buyer considerations These are often larger, older homes, so systems, foundations, and maintenance scale up accordingly. Fog and proximity to the Presidio shape light and exposure block by block, and inventory is thin, so be ready to move when the right home appears. For the full approach, see how I help buyers . Seller considerations Lake Street draws buyers who value space, quiet, and the Presidio. Clean disclosures and sensible prep matter, and honest pricing against limited comparables is key in a low-turnover area. More on the process on the sellers page . Common property condition issues Older, larger homes bring older systems and foundations; check drainage on lots that fall toward the Presidio, and weigh exterior maintenance given the fog and tree cover. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Lake Street figures. Median price, sale-to-list, days on market, and percent over asking for Lake Street, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Lake Street FAQ Is Lake Street part of the Richmond District? Yes, it's the northern edge of the Richmond, against the Presidio. It tends to feel more established and leafy than the avenues to the south. What's the appeal of living next to the Presidio? Immediate access to trails, forest, and open space, plus a quick shot to the Golden Gate Bridge. For many buyers that green border is the whole point. Curious about Lake Street? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Sea Cliff San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/sea-cliff/

Neighborhood guide Living in Sea Cliff, San Francisco An exclusive coastal enclave of large homes above the Pacific, near Baker and China Beach. What it feels like to live here Sea Cliff is a small, exclusive enclave tucked between the Presidio and Lands End, on the bluffs above the Pacific. It's quiet, private, and dramatic: large homes on wide lots, ocean and Golden Gate views, and beaches a short walk away. The fog and wind are real out here, and so is the sense of being apart from the rest of the city. Who it tends to fit People who want privacy, space, and proximity to the coast and the Presidio, and who place a premium on a quiet, established setting over walkable retail. Housing types Predominantly large single-family homes, many in Mediterranean and period-revival styles on generous lots. Inventory is thin and turnover is low, so opportunities are rare. Transit and commute This is a car-oriented neighborhood; the 1 California and 18 are nearby but service is light. The Presidio, Lands End trails, and the bridge approach are close by car or on foot. Parks, food, coffee, and local anchors China Beach and Baker Beach for the coast, Lands End trails just west, the Presidio to the east, and the Legion of Honor museum nearby at Lincoln Park. Buyer considerations Coastal exposure is the headline: salt air, wind, and slope make foundations, drainage, retaining structures, windows, and exterior maintenance especially important. These are large, often older homes, so budget for upkeep and inspect bluff-side lots carefully. For the full approach, see how I help buyers . Seller considerations Sea Cliff appeals to a narrow, well-qualified buyer pool seeking privacy and views. Address weather-related exterior wear, document any slope or drainage work, and price against the neighborhood's rare and uneven comparables. More on the process on the sellers page . Common property condition issues Salt air and coastal slope accelerate wear and raise the stakes on foundations, drainage, and retaining walls. Older grand homes also bring older systems worth a thorough evaluation. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Sea Cliff figures. Median price, sale-to-list, days on market, and percent over asking for Sea Cliff, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Sea Cliff FAQ How foggy and windy is Sea Cliff? Quite, given its exposed coastal position. Many buyers consider it a fair trade for the privacy and the views, but it's a real lifestyle factor. Why does inventory feel so limited in Sea Cliff? It's a small enclave where owners tend to stay for a long time, so few homes come up in any given year. Patience is part of buying here. Curious about Sea Cliff? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Jordan Park & Laurel Heights San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/jordan-park-laurel-heights/

Neighborhood guide Living in Jordan Park & Laurel Heights, San Francisco Elegant, planned blocks of detached homes between Presidio Heights and the Richmond. What it feels like to live here Jordan Park and Laurel Heights sit between Presidio Heights and the Richmond, a pocket of elegant, early-planned blocks with detached homes, mature street trees, and a quiet, residential calm. The weather is milder and often sunnier than the avenues to the west, and the location is central without feeling busy. Who it tends to fit People who want gracious, detached homes and a quiet, established setting with central access, and who value a milder microclimate than the deeper Richmond. Housing types Detached single-family homes, many in period-revival and Mediterranean styles on planned lots, plus some flats and condos toward the California Street edge. Substantial homes with a cohesive look. Transit and commute The 1 California and 33 Ashbury serve the area, the 43 Masonic runs north-south, and downtown and the Presidio are both close. A practical, central location. Parks, food, coffee, and local anchors The shops and services along California Street and Laurel Village, the nearby UCSF Laurel Heights site, Presidio access to the north, and the Richmond's food just west. Buyer considerations These are often larger, older detached homes, so systems, foundations, and maintenance scale with the house. Inventory is limited and prized, so clarity on budget and priorities helps you act when something comes up. For the full approach, see how I help buyers . Seller considerations The buyer pool values architecture, quiet, and central location. Presentation and clean disclosures matter, and pricing should reflect the area's limited, often premium comparables. More on the process on the sellers page . Common property condition issues Older detached homes bring older systems and foundations; seismic and electrical updates on period homes are common considerations, as is deferred maintenance on larger houses. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Jordan Park & Laurel Heights figures. Median price, sale-to-list, days on market, and percent over asking for Jordan Park & Laurel Heights, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Jordan Park & Laurel Heights FAQ Where exactly are Jordan Park and Laurel Heights? Between Presidio Heights and the Richmond, roughly around California Street west of Presidio Heights. Jordan Park is the planned residential pocket; Laurel Heights wraps the commercial edge nearby. Is it sunnier here than the rest of the Richmond? Often, yes. Sitting inland and a bit higher, it tends to catch more sun than the foggier avenues closer to the ocean. Curious about Jordan Park & Laurel Heights? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Lone Mountain San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/lone-mountain/

Neighborhood guide Living in Lone Mountain, San Francisco A residential hill around USF in west-central San Francisco, with views and a campus feel. What it feels like to live here Lone Mountain is a residential hill in west-central San Francisco, built around the University of San Francisco's campus. It's a quieter, leafy neighborhood with views from the higher blocks, a mix of students and longtime residents, and an easy reach to the Richmond, NoPa, and the Inner Sunset. Who it tends to fit People who want a central, residential west-side location near a university, with reasonable value and good access to multiple neighborhoods, parks, and transit. Housing types Edwardians, classic flats, single-family homes, and some multi-unit buildings, especially closer to USF. The campus influence means a meaningful rental component in parts of the area. Transit and commute The 31 Balboa and 38 Geary are a short walk, the 5 Fulton skirts the park edge, and the neighborhood is central enough to reach much of the city quickly. Practical transit by west-side standards. Parks, food, coffee, and local anchors The University of San Francisco campus, Rossi Playground and pool, the food and shops of Geary and Clement nearby, and quick access to Golden Gate Park and the Panhandle. Buyer considerations Near USF, factor the rental dynamic and tenant considerations in multi-unit buildings, and review permits on any converted spaces. Hill grades affect parking and access, and older homes bring the usual systems and foundation questions. For the full approach, see how I help buyers . Seller considerations Lone Mountain attracts owner-occupants and small investors alike. Clean disclosures and clear permit history matter, and multi-unit owners should weigh timing and tenant factors. More on the process on the sellers page . Common property condition issues Older flats and multi-unit buildings: aging systems, shared structures, and the permit history of past conversions deserve a close look, along with foundations on the hill's grades. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Lone Mountain figures. Median price, sale-to-list, days on market, and percent over asking for Lone Mountain, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Lone Mountain FAQ Is Lone Mountain just student housing? No. There's a real rental presence near USF, but the neighborhood also has owner-occupied homes and longtime residents on its quieter blocks. How central is Lone Mountain? Quite central for the west side, with quick access to the Richmond, NoPa, the Inner Sunset, and Golden Gate Park. That reach is a big part of the appeal. Curious about Lone Mountain? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Golden Gate Heights San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/golden-gate-heights/

Neighborhood guide Living in Golden Gate Heights, San Francisco A hilly enclave above the Sunset known for panoramic views and mosaic stairways. What it feels like to live here Golden Gate Heights sits in the hills above the Sunset, a quiet, winding enclave famous for panoramic views and the tiled mosaic stairways that climb its slopes. The higher blocks can sit above the fog with sweeping looks at the ocean and the city, and the whole area feels tucked away despite being minutes from the Inner Sunset. Who it tends to fit People who want views, quiet, and a sense of retreat, and who don't mind hills and a more car-oriented daily rhythm in exchange for the outlook. Housing types A mix of mid-century and custom homes, many single-family on hillside lots, with a good number built or remodeled to capture the views. Lots and grades vary a lot block to block. Transit and commute This is a hilly, car-oriented pocket; the Inner Sunset's N Judah and bus lines are downhill, and Golden Gate Park is close. Many residents drive for daily errands. Parks, food, coffee, and local anchors Grand View Park and the 16th Avenue tiled steps, Hawk Hill and the neighborhood's view points, and the restaurants and shops of the Inner Sunset just downhill. Buyer considerations Hillside lots put the focus on foundations, retaining walls, and drainage, and view premiums vary sharply with outlook and exposure. Confirm what views are protected, and weigh the car-oriented access honestly against the setting. For the full approach, see how I help buyers . Seller considerations View and outlook drive value here, so make the most of light and vantage in presentation. Document any slope, foundation, or retaining work, and price to the specific view each home holds. More on the process on the sellers page . Common property condition issues Hillside building brings foundation, retaining-wall, and drainage considerations, and homes that climb or cantilever the slope deserve careful structural review. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Golden Gate Heights figures. Median price, sale-to-list, days on market, and percent over asking for Golden Gate Heights, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Golden Gate Heights FAQ Does Golden Gate Heights really sit above the fog? The higher blocks often do, catching sun and views when the avenues below are gray. It varies with elevation and the day, but the effect is real. Are the views protected? Not automatically. View protection depends on zoning, topography, and what could be built or grown nearby, so it's worth confirming for any specific home. Curious about Golden Gate Heights? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Inner Parkside San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/inner-parkside/

Neighborhood guide Living in Inner Parkside, San Francisco Quiet, family-friendly avenues between the Sunset and West Portal, near Stern Grove. What it feels like to live here Inner Parkside sits in the southern reach of the greater Sunset, a quiet grid of avenues between the heart of the Sunset and West Portal. It's residential and family-friendly, with classic single-family rows and an easy, unhurried pace. Fog is part of life, though it eases a bit moving inland toward West Portal. Who it tends to fit People who want a calm, affordable-by-west-side-standards family neighborhood with good transit and quick access to parks, West Portal's main street, and the freeways south. Housing types Predominantly single-family homes, many in the Doelger and marina styles with tuck-under garages, on a regular avenue grid. Solid, practical family housing. Transit and commute The L Taraval runs through to downtown via the Twin Peaks Tunnel, 19th Avenue gives a fast route to the freeways and the bridge, and West Portal's lines are close. Strong transit for the west side. Parks, food, coffee, and local anchors Stern Grove and its summer concerts nearby, the shops and restaurants of West Portal a short hop away, and quick access to the Sunset's commercial streets and the park. Buyer considerations Coastal fog and wind make exterior maintenance, windows, and roofs worth attention, and many homes have tuck-under garages and rooms added below that may need a permit check. Confirm light and exposure, which vary by block. For the full approach, see how I help buyers . Seller considerations Inner Parkside appeals to families and value-minded buyers. Address weather-related exterior wear, clarify any permitted or unpermitted downstairs spaces, and price to the neighborhood's practical, livable character. More on the process on the sellers page . Common property condition issues Doelger-era homes commonly bring tuck-under garage conversions, older systems, and weather wear on exteriors. Permit history on downstairs rooms is a frequent consideration. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Inner Parkside figures. Median price, sale-to-list, days on market, and percent over asking for Inner Parkside, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Inner Parkside FAQ How is Inner Parkside different from the Outer Sunset? It sits inland and a bit south, so the fog tends to ease slightly and West Portal's main street and transit are closer. The housing is similar Doelger-era stock. Is Inner Parkside good for families? Many families like it for the quiet streets, single-family homes, transit, and proximity to Stern Grove and West Portal. Fit depends on your needs, as always. Curious about Inner Parkside? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Outer Parkside San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/outer-parkside/

Neighborhood guide Living in Outer Parkside, San Francisco Foggy, quiet avenues near the ocean and the SF Zoo, with classic Doelger homes and value. What it feels like to live here Outer Parkside runs toward the western edge of the city, near the SF Zoo and the south end of Ocean Beach. It's among the quietest, foggiest, and most affordable parts of the west side: orderly avenues of classic single-family homes, ocean air, and a genuinely residential calm. Who it tends to fit People who want space, quiet, ocean proximity, and more home for the money, and who don't mind heavy fog and a longer commute downtown. Housing types Predominantly single-family homes in the Doelger and marina styles, many with garages and tuck-under rooms, on a regular avenue grid. Among the more attainable west-side housing. Transit and commute The L Taraval runs to downtown via the Twin Peaks Tunnel but takes time from this far west, and many residents drive. The Great Highway, Ocean Beach, and the zoo are right there. Parks, food, coffee, and local anchors The San Francisco Zoo, the south end of Ocean Beach and the Great Highway, Stern Grove a bit inland, and the shops along Taraval and toward the Parkside. Buyer considerations This is the foggiest, windiest edge of the city, so windows, roofs, and exterior maintenance matter a lot, and drainage on west-facing lots is worth checking. Weigh the commute honestly against the space and value. For the full approach, see how I help buyers . Seller considerations Outer Parkside draws buyers seeking value and quiet near the coast. Address weather-related exterior wear before listing, clarify any downstairs spaces, and price to reflect the commute and the fog tradeoff. More on the process on the sellers page . Common property condition issues Heavy coastal exposure accelerates wear on roofs, windows, and exteriors. Doelger-era homes also bring tuck-under conversions and older systems worth evaluating. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Outer Parkside figures. Median price, sale-to-list, days on market, and percent over asking for Outer Parkside, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Outer Parkside FAQ Is Outer Parkside a good value? It's often among the most attainable parts of the west side, with more space for the money. The tradeoffs are heavy fog, wind, and a longer commute downtown. How far is the commute from Outer Parkside? It's one of the longer west-side commutes downtown. Many residents drive or combine the L Taraval with other options, and we'll factor it into both lifestyle and resale. Curious about Outer Parkside? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Mission District San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/mission-district/

Neighborhood guide Living in Mission District, San Francisco The city's vibrant, sunny cultural heart, rich in food, murals, and Dolores Park life. What it feels like to live here The Mission is one of San Francisco's most vibrant and central neighborhoods, and one of its sunniest, sitting in the city's warm belt. It's layered and energetic: deep Latino roots and decades of culture alongside a wave of newer restaurants and residents, world-class food, murals on the side streets, and Dolores Park as a citywide gathering place. Who it tends to fit People who want energy, culture, food, sunshine, and strong transit, and who thrive in a dense, urban, walkable neighborhood rather than a quiet residential one. Housing types A broad mix: Victorians and Edwardians, classic flats, two-to-four-unit buildings, newer condos, and TICs. There's a large rental and rent-controlled component, which shapes the for-sale market and matters a lot for investors. Transit and commute Two BART stations at 16th and 24th Streets, a dense web of Muni lines, and quick access to 101 and 280 make this one of the best-connected neighborhoods in the city. Many residents don't need a car. Parks, food, coffee, and local anchors Dolores Park, the taquerias and restaurants along Mission, Valencia, and 24th Streets, the murals of Balmy and Clarion Alleys, and a deep bench of bakeries, bars, and cultural institutions. Buyer considerations Much of the housing is older and multi-unit, so building systems, foundations, and permit history matter, and rent control and tenant status are central in any building with rentals. For condos and TICs, study the ownership structure and any co-owner or HOA agreements with care, and talk to a qualified attorney. For the full approach, see how I help buyers . Seller considerations The Mission draws a wide, motivated buyer pool. Clean disclosures, smart presentation, and clarity on tenant and rent-control status matter, and multi-unit owners should plan timing and tenant considerations carefully. More on the process on the sellers page . Common property condition issues Older Victorians, flats, and multi-unit buildings bring aging plumbing and electrical, foundation and seismic questions, and the permit history of past conversions, all worth a close look. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Mission District figures. Median price, sale-to-list, days on market, and percent over asking for Mission District, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Mission District FAQ Why is the Mission so much sunnier than the rest of the city? It sits in San Francisco's warm belt, sheltered from the worst of the coastal fog by the hills to the west. The microclimate is a real and well-known draw. Is the Mission a good neighborhood for small investors? It can be, given the multi-unit stock, but rent control, tenant status, and condition factors weigh heavily. See the small investors page and consult a qualified attorney. Curious about Mission District? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Mission Dolores San Francisco Neighborhood Guide | Paulo Serna
URL: https://www.pauloserna.com/neighborhoods/mission-dolores/

Neighborhood guide Living in Mission Dolores, San Francisco A quieter, palm-lined pocket of the Mission around Dolores Park and the historic basilica. What it feels like to live here Mission Dolores is the quieter, more residential edge of the Mission, gathered around Dolores Park, the palm-lined stretch of Dolores Street, and the historic Mission San Francisco de Asis after which it's named. It blends the Mission's sunshine and central energy with a calmer, leafier residential feel. Who it tends to fit People who want the Mission's warmth, food, and central location with a slightly quieter, more residential setting, and easy access to Dolores Park and the Castro. Housing types Handsome Victorians and Edwardians, classic flats, and condos, with some two-to-four-unit buildings. A mix of character homes and HOA-governed inventory, often on tree-lined blocks. Transit and commute The J Church runs along Dolores Park toward downtown, 16th and 24th Street BART are a walk away, and the neighborhood is central and well-connected. Many trips are easy without a car. Parks, food, coffee, and local anchors Dolores Park, the Mission Dolores basilica, the palms of Dolores Street, and the food and shops of the Mission, the Castro, and Valencia Street all close at hand. Buyer considerations Older Victorians and flats bring systems, foundation, and permit considerations, and in condos and smaller buildings the ownership structure and finances deserve review. Proximity to Dolores Park is a value driver and an activity factor worth weighing. For the full approach, see how I help buyers . Seller considerations Mission Dolores draws buyers who want character, sunshine, and Dolores Park nearby. Clean disclosures and thoughtful presentation matter, and pricing should reflect the block's specific mix of character homes and condos. More on the process on the sellers page . Common property condition issues Older Victorian and Edwardian stock brings aging systems, foundations, and seismic considerations, plus permit history on any conversions. Condo finances are worth a careful look. This is where my construction background helps; see how condition affects long-term value . Paulo's Pulse App See current Mission Dolores figures. Median price, sale-to-list, days on market, and percent over asking for Mission Dolores, straight from the governed MLS data and refreshed weekly. Prefer a personal read? Ask me . Open Pulse On Today's Market → Mission Dolores FAQ Is Mission Dolores the same as the Mission? It's a quieter, more residential pocket within the greater Mission, centered on Dolores Park and the basilica. It shares the Mission's sunshine and central location with a calmer feel. Is living next to Dolores Park a plus or a minus? Both, depending on you. It's a wonderful amenity and a value driver, but the park draws crowds and activity on sunny days, which is worth considering block by block. Curious about Mission Dolores? Let's talk through whether it fits what you're looking for, and what to watch for here. Text Paulo Talk through your options See all neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## How I Read the San Francisco Market | Paulo Serna
URL: https://www.pauloserna.com/how-i-read-the-san-francisco-market/

Market Notes How I read the San Francisco market The method behind the numbers I publish: what I trust, what I discount, how I separate what the data measures from what I merely believe, and what I do when the sample is too thin to say. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated August 2026 I publish a lot of San Francisco market data. This page is about the reasoning underneath it, because a number without a method is just a number that agrees with whoever is quoting it. If you are going to rely on my read, you should know how it gets made and where I think it stops being reliable. 1. The citywide number is almost never your number Whether the median is up or down a few percent across San Francisco tells you very little about what will happen on your block. This is a city of micro-markets, and the spread between them is routinely wider than the year-over-year change everyone reports. In one recent stretch the strongest house district cleared a median far above its list prices while several condo segments sold at or below list in the very same weeks. Same city, same month, opposite markets. So the first thing I do with any headline is refuse to apply it to you. The relevant question is not what San Francisco did. It is what your property type, in your district, in your price band, did. 2. Property type before neighborhood People instinctively sort the market by neighborhood. I sort it by property type first, because houses, condos, and TICs have behaved like three different markets here for over a year, and the gap between them has been the widest thing in the local data. A buyer comparing a condo to a house at the same asking price is not comparing like with like, and neither is a seller pricing a condo against a house headline. Only after property type does neighborhood, and then price band, sharpen the picture. 3. Medians, not averages, and I will say which I report medians almost everywhere. Averages in a city with trophy sales are a way to let a handful of closings speak for a whole district. A single sale at several times the local norm can move an average and tell you nothing true. Medians are duller and more honest. Where I use anything else, I say so. 4. Sale-to-list measures two different things, and I will not pretend otherwise "Sold over asking" is the most quoted and least understood figure in this market. It mixes real competition with pricing strategy, and in San Francisco the second does a great deal of the work. Listing deliberately below the expected number to attract a crowd is an old, legal, and common tactic here, strongest in mid-priced house districts. You can see it directly in the data. In one recent year, median list prices rose modestly while median sale prices rose several times faster. The list prices stayed anchored while the market ran, and the space between them is exactly what gets reported as "over asking." The demand is real. The size of the percentage is, in meaningful part, a listing decision. Any read that treats the two as the same thing is overstating what it knows. 5. Data quality describes the sample, not the market This is the discipline I am most stubborn about. Every figure I publish carries a sense of how much data sits behind it, and I use plain words for it: robust, directional, thin, sparse. Those words describe the size and confidence of the sample. They are not a verdict on whether the market is strong or weak. A thin sample in a hot neighborhood is still thin. My working rule is that a segment with fewer than roughly ten closed sales in twelve months cannot carry a confident claim. I will still show you what it says. I will not build a strategy on it, and I will tell you that is what I am doing. 6. Season-matched comparisons, or none Comparing this month to last month in a seasonal market produces confident nonsense. When I compare a period across years I match the window: the same calendar stretch this year against the same stretch last year, and where the question deserves it, against the same stretch in every year back to 2016. A ninety-day spring window runs hotter than a full year by construction, and I say so on the page rather than letting the number imply more than it earned. 7. Fact, interpretation, and assumption are labeled separately I keep three columns apart in my own head and in what I publish. What the data measures. What I believe it means. What I am assuming to get there. The clearest example is the idea that buyers priced out of one neighborhood create measurable pressure in the next one over. Agents watch that happen constantly. The MLS cannot yet tell the buyer who always wanted the Sunset from the buyer who gave up on Noe Valley. So when I draw that connection I label it observed, not measured, and I keep it a dotted line. When it graduates to something the closed data can actually show, I say that too, and I show the sales. If you ever read something of mine and cannot tell which of the three you are looking at, that is my failure and I would like to know. 8. I go deeper where the report stops National and brokerage-level reports are genuinely good at the top-down view. They are not built to tell you what happened on eleven specific blocks. My work starts where theirs ends: I take a published claim, pull the same closings from the MLS, and look at what is inside the number. Often it holds up and gains texture. Sometimes it turns out to be narrower than the headline suggests, or driven by a composition effect nobody named. When I disagree with a source, I show my arithmetic and cite theirs. When their figure and mine differ by a hair, I say the difference does not matter rather than manufacture a controversy out of it. 9. The one question that makes the rest easier Before any analysis, I try to find the single thing that, once clear, makes everything else simpler or unnecessary. For a seller it is usually not "what is my home worth." It is what selling needs to accomplish, and whether it accomplishes that. For a buyer it is rarely "is this a good time to buy." It is what the right home actually has to solve. Most of the noise in a real estate decision comes from answering a smaller question very precisely while the larger one stays fuzzy. Market data is excellent at the smaller question. It is no help at all with the larger one, and I would rather spend the first conversation there. 10. Help first, including when the answer is do nothing Sometimes the honest read is hold, rent, wait, or fix the thing that is actually bothering you about the house you already own. I will tell you that, and it costs me a transaction often enough that I know I mean it. A recommendation I would not want you to see the reasoning behind is not a recommendation, it is a pitch. The filter I use on my own advice is simple: would I be comfortable if you could see my full intention behind it? If not, it does not get said. Where the numbers come from Closed sales from the San Francisco MLS, processed through my own data engine and published first in the POTM Blog issues, each stamped with its own data-through date. The interactive version lives at Paulo's Pulse , my research lab, in Spanish at Pulso de Paulo . Data is deemed reliable but not guaranteed, and is subject to correction and revision. Corrections get published, not quietly edited. What I am is a real estate agent with an engineering background and a long habit of checking the arithmetic. What I am not is a lawyer, lender, inspector, appraiser, or tax advisor. Where a question belongs to one of them, I will say so and help you find the right one. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways The citywide median is almost never the number that should drive your decision. Property type first, then neighborhood, then price band. Houses, condos and TICs are three markets. Sale-to-list mixes real competition with pricing strategy. Treating them as one thing overstates what anyone knows. Data quality words describe the sample, not the market. Under roughly ten sales in a year, I will show you the number and refuse to build on it. Fact, interpretation and assumption stay labeled separately. Observed is not the same as measured. Sometimes the honest answer is do nothing, and you should hear that from me. Related reading The topic hubs: big questions answered in full The POTM Blog Paulo's Pulse, the research lab Should I sell or rent? About Paulo Want this applied to your specific block and budget? Citywide medians don't buy houses. Tell me what you're weighing and I'll give you the read for your situation. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## How to Read San Francisco Disclosures | Paulo Serna
URL: https://www.pauloserna.com/guides/how-to-read-san-francisco-disclosures/

Buyer Guides How to read San Francisco disclosures San Francisco disclosure packages are thick for a reason. Here's what's inside and what's worth pausing on. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 In San Francisco, sellers typically provide a substantial disclosure package, often a few hundred pages, before you write an offer. It can feel overwhelming, but it's one of the most valuable tools a buyer has. The package is where a property's real story lives. Here's how I read one with clients. What's usually inside Most packages include some combination of seller disclosure statements, a natural hazard disclosure, a preliminary title report, pest and contractor or general home inspection reports, any reports the seller commissioned, permit history, and, for condos and TICs, HOA or co-ownership documents and financials. Read the inspections first I start with the inspection reports, because that's where condition shows up. Look for notes on the foundation, drainage, roof, electrical, plumbing, and any signs of water intrusion. A long list of minor items is normal for an older San Francisco home; what matters is the pattern and the big-ticket items. Permit history and unpermitted work Pay close attention to additions, garage conversions, and extra rooms. Work done without permits is common here and isn't automatically a deal-breaker, but it affects value, insurability, and your risk. We weigh it deliberately. Condo and TIC documents For shared-ownership properties, the HOA or co-ownership financials matter as much as the unit. I look at reserves, any pending or rumored special assessments, the rules, and the building's history. A great unit in a poorly run building is still a problem. Red flags worth a pause Unpermitted structural work, repeated water or drainage notes, foundation movement, an aging roof, and large looming assessments all deserve a closer look, sometimes a further inspection. None necessarily kill a deal; they change the price, the terms, or the plan. How my background helps My construction and property-management experience means I'm reading these reports for what they'll cost you to own over a decade, not just to clear the transaction. That's the difference between a clean closing and an expensive surprise. Who can help you evaluate a San Francisco disclosure package? Three kinds of professionals, and the right mix depends on what the package shows. Your buyer's agent should be the first read: they see hundreds of these packages, know what's normal for the neighborhood and the era of the building, and can tell you which findings change price, terms, or plan. I do this review with every buyer I represent, and my construction and engineering background is most useful exactly here, in the inspection reports and permit history. A specialist inspector (foundation, sewer, roof) is the second call when a report raises a specific question. And a real estate attorney is the right addition when the package surfaces legal issues: title exceptions, unpermitted structural work you may inherit, or unusual seller statements. I'm not a lawyer or an inspector, and part of a good first read is knowing when to bring them in. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways SF disclosure packages are large but they're your best window into a property's real condition. Start with inspection reports; focus on foundation, drainage, roof, and water. Scrutinize permit history and any unpermitted additions. For condos and TICs, read the HOA or co-ownership financials closely. Red flags change price, terms, or plan, they don't always end a deal. First read: your agent. Then a specialist inspector or attorney when the package calls for one. Related reading How I help buyers How condition affects value Condo vs. TIC Want a second set of eyes on a disclosure package? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Should I Sell or Rent My San Francisco Home? | Paulo Serna
URL: https://www.pauloserna.com/guides/should-i-sell-or-rent-my-san-francisco-home/

Seller Guides Should I sell or rent my San Francisco home? A clear framework for one of the hardest calls a homeowner faces, with no thumb on the scale. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 This is one of the most common questions I get, and one where I genuinely don't have a default answer. Selling means no commission only if you don't sell, so let me be plain: I'll tell you to hold if holding is right for you. Here's the framework I use. Start with your goals, not the market Why do you want to move? Do you need the equity for your next purchase or another goal? Are you leaving the area, or could you come back? Your answers shape everything that follows. The case for selling Selling can make sense when you need the equity, when you don't want to be a landlord, when the property would be a weak or negative cash-flow rental, or when concentrating your wealth in one aging building feels riskier than diversifying. Simplicity has real value. The case for renting it out Holding can make sense when you can comfortably carry the property, when you want long-term San Francisco exposure, and when the rent reasonably covers your costs. But be honest about vacancy, maintenance, management, and San Francisco's rent and tenant rules, which can meaningfully affect your flexibility. Confirm specifics with a qualified attorney. Run the real numbers We look at likely rent against your true costs (mortgage, taxes, insurance, maintenance reserves, and vacancy), your equity and what it could do elsewhere, and the tax implications, which you should confirm with your CPA. Emotion is fine; just make sure it's not doing the math. The honest middle ground Sometimes the answer is "wait." If you're unsure and can carry the property, renting for a defined period preserves optionality. Sometimes it's "sell now" because the certainty is worth more than the maybe. My job is to help you see the tradeoffs clearly, then back your decision. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Start with your goals and timeline, not the market headline. Selling favors equity access, simplicity, and avoiding landlord risk. Renting favors long-term exposure if you can carry it and the numbers work. Model real costs, including vacancy, maintenance, and rent rules; confirm taxes with a CPA. "Wait and rent for now" is a legitimate, optionality-preserving choice. Related reading How I help sellers Small investor advisory What to fix before selling Weighing sell vs. rent? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## What First-Time Buyers Miss in San Francisco | Paulo Serna
URL: https://www.pauloserna.com/guides/what-first-time-buyers-miss-in-san-francisco/

Buyer Guides What first-time buyers miss in San Francisco The costs, conditions, and decisions that surprise people in their first San Francisco purchase. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 First purchases are emotional, and San Francisco adds its own quirks. Here are the things I see first-time buyers underestimate most, so you don't have to learn them the expensive way. 1. The cost beyond the price The purchase price is the start, not the total. Closing costs, reserves, HOA dues, and the price of near-term repairs or improvements all add up. We map your full picture before you fall for a listing. 2. Condition versus presentation A beautifully staged home can hide an expensive future, and a plain one can be solid. Foundations, drainage, roofs, and systems drive your real cost of ownership. Reading them before you offer is the single best protection a first-time buyer has. 3. The disclosure package is your friend It's long, but it's where the property's real story lives. Skimming it is how people end up surprised. See how to read SF disclosures . 4. Neighborhood micro-differences Fog, parking, light, transit, and block-by-block character vary enormously here, even within one district. The neighborhood guides help, but experiencing a block at different times of day matters too. 5. Offer strategy isn't just price Terms, contingencies, and timing shape your position, and the highest number isn't always the strongest. We build a strategy you understand. See offer strategy . 6. TIC versus condo confusion Lower-priced listings are sometimes TICs, which carry different financing and resale considerations than condos. Know what you're buying. See condo vs. TIC . The mindset that helps most Slow the decision to the right speed. A calm, informed first purchase beats a rushed one almost every time, and the right answer depends on your timeline and what the property needs to do for you. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Budget for the full cost: closing, reserves, dues, and near-term work, not just price. Evaluate condition independently of staging. Read the disclosure package; don't skim it. Neighborhood differences here are large and very local. Offer strategy is about terms and timing, not just the number. Know whether you're buying a condo or a TIC. Related reading How I help buyers Central Richmond guide How to read disclosures Buying your first home in San Francisco? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Central Richmond Buyer Guide | Paulo Serna
URL: https://www.pauloserna.com/guides/central-richmond-buyer-guide/

Neighborhood Guides A buyer's guide to Central Richmond What to know before buying in the neighborhood I call home, from housing stock to what to inspect. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 Central Richmond is where I live, and the neighborhood I know best on foot and by bike. If you're considering buying here, this is the practical version of what I'd tell you over coffee on Clement Street. What you're buying into Calm, walkable, food-rich living between Golden Gate Park and Clement Street, with classic Richmond housing and quick access across the Golden Gate Bridge to Marin. The fog comes and goes; the convenience is constant. For the full lay of the land, see the Central Richmond neighborhood guide . The housing stock Mostly early-to-mid 20th-century single-family homes, two-unit buildings, and edwardian and marina-style flats, many with garage parking and rooms over the garage. Condos and the occasional TIC show up too. Garage parking and light exposure vary block to block and are worth prioritizing. What to inspect closely Older foundations and framing, drainage on north-facing and downhill lots, roof age, and any rooms or in-law spaces added over the years, permitted or not. These are normal Richmond items, but they affect value and your long-term cost. My construction background is built for exactly this read. Offer strategy here Well-located Central Richmond homes with parking attract committed buyers. We'll be clear on the property's real value and your limits before offer day, and structure terms that strengthen your position without taking on risk you don't understand. Is it right for you? If you want a quieter, walkable neighborhood with great food, park access, and an easy shot to the bridge, Central Richmond is hard to beat. If you need lots of sun or a short downtown commute, we should talk about the tradeoffs honestly. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Central Richmond offers calm, walkable living between the park and Clement Street. Expect classic Richmond housing; prioritize parking and light, which vary by block. Inspect foundations, drainage, roof, and any added rooms closely. Be clear on value and limits before competing for well-located homes. Related reading Central Richmond neighborhood guide How I help buyers How to read disclosures Thinking about Central Richmond? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Sunset District Buyer Guide | Paulo Serna
URL: https://www.pauloserna.com/guides/sunset-district-buyer-guide/

Neighborhood Guides A buyer's guide to the Sunset District What to know before buying in the Sunset, from the Inner Sunset village to the foggy Outer avenues. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 The Sunset is one of the city's best areas for space, garage parking, and relative value, with the park on one edge and the ocean on the other. Here's what to weigh before buying here. Inner versus Outer Sunset The Inner Sunset, around 9th and Irving near UCSF, is more walkable and generally sunnier, with the N Judah downtown. The Outer Sunset, toward Ocean Beach, is foggier and more spacious, often more attainable, with a laid-back surf-and-cafe culture. Pick your sub-area first; see the Sunset District guide . The housing stock Predominantly single-family homes and two-unit buildings on the avenue grid, many with garages and tuck-under rooms. It's one of the better areas in the city for a single-family home with parking at relative value. What to inspect closely Older foundations, drainage on sloped lots, roof age, and permit history on garage-level rooms and additions. Toward the ocean, coastal exposure accelerates wear on roofs, gutters, windows, and exterior paint, so weather those items carefully. The commute and climate tradeoff The further west you go, the foggier the weather and the longer the downtown commute. For many buyers the space and value are worth it; for others they aren't. Be honest with yourself, and factor it into resale too. Offer strategy here Demand near 9th and Irving and for well-kept single-family homes can be strong. We'll know the property's value and your limits, and structure an offer that fits the specific home. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways The Sunset is strong for single-family homes with garages at relative value. Choose Inner (walkable, sunnier) vs. Outer (foggier, more spacious, often more attainable) first. Inspect foundations, drainage, roofs, and added rooms; weather matters near the coast. Weigh the fog-and-commute tradeoff honestly for both lifestyle and resale. Related reading Sunset District guide Inner Sunset guide How I help buyers Thinking about the Sunset? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## How to Think About Offer Strategy in San Francisco | Paulo Serna
URL: https://www.pauloserna.com/guides/how-to-think-about-offer-strategy-in-san-francisco/

Buyer Guides How to think about offer strategy in San Francisco Price is only one lever. Here's how the whole offer fits together, and why the highest number doesn't always win. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 Buyers often ask what number it takes to win. It's the wrong first question. A strong offer is a package, and several parts of it matter as much as price. Here's how I think about building one. Start with value and your limit Before strategy, we establish what the property is actually worth and the most you're willing to pay, set calmly, in advance. Discipline about your walk-away number is part of winning well, not just winning. The levers beyond price Contingencies Inspection, loan, and appraisal contingencies protect you. A cleaner offer can be more competitive, but waiving protections trades safety for strength. We only do that when we understand the property's condition and disclosures well enough to justify it. Financing strength A solid pre-approval, a healthy down payment, and a reliable lender make your offer more credible. Sellers weigh certainty, not just dollars. Timing and terms Close dates, rent-backs, and deposit size can tip a deal your way at no extra cost. Sometimes matching a seller's timeline is worth more than another few thousand dollars. Reading the specific situation How many offers are expected, how the home is priced, and how motivated the seller is all shape the right move. Strategy is situational, not a formula, and that's exactly why having someone read the specifics with you matters. The goal Win the right house on terms you understand and feel good about, without overpaying out of adrenaline. A good decision should still make sense after the excitement fades. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Set the property's value and your walk-away number before strategizing. Contingencies, financing strength, and timing can matter as much as price. Only waive protections when condition and disclosures justify it. Strategy is situational; read the specific listing and seller. The aim is the right house on terms you understand, not winning at any cost. Related reading How I help buyers How to read disclosures What first-time buyers miss Planning an offer? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## What to Fix Before Selling in San Francisco | Paulo Serna
URL: https://www.pauloserna.com/guides/what-to-fix-before-selling-in-san-francisco/

Seller Guides What to fix before selling in San Francisco Where pre-sale dollars actually pay off, and where they usually don't. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 Sellers often assume they need to renovate to sell well. Usually they don't. The goal is the best net result, not the biggest project. Here's where pre-sale effort tends to pay off, and where it doesn't. Usually worth it Paint, deep cleaning, decluttering, and light staging consistently return more than they cost by helping buyers see the home at its best. Fixing obvious, visible condition issues, things that would make a buyer nervous, also tends to pay off, because uncertainty costs you more than the repair. Get ahead of disclosures Sensible pre-sale inspections and a clean, organized disclosure package build buyer confidence and reduce your risk after closing. Surprises during escrow cost more than the same items addressed up front. Usually not worth it Major renovations right before selling, gut kitchens, additions, big systems upgrades, rarely return their cost and eat time you may not have. Buyers also have their own taste. In most cases, presenting a clean, well-maintained home beats an expensive remodel. The "it depends" middle Some targeted improvements make sense for a specific home and price point. Compass Concierge can sometimes front the cost of approved pre-sale work, repaid at closing, subject to terms; I'll only suggest it when it genuinely improves your net. How we decide We walk the property together and weigh each item by likely return, not habit. The right plan is the one that nets you the most with the least risk and stress, and sometimes that's doing very little. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Aim for the best net result, not the biggest project. Paint, cleaning, decluttering, and light staging usually pay off. Fix obvious condition issues; uncertainty costs more than the repair. Major renovations right before selling rarely return their cost. Get ahead of disclosures to build confidence and reduce post-sale risk. Related reading How I help sellers Sell or rent? Condition and value Planning to sell? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Condo vs. TIC in San Francisco: The Complete Buyer's Guide | Paulo Serna
URL: https://www.pauloserna.com/guides/buying-a-condo-vs-tic-in-san-francisco/

Buyer Guides Condo vs. TIC in San Francisco: what actually changes the decision With prices high and inventory tight, TICs are one of the few real entry points into the west side and the central neighborhoods. They are not condos, though, and the differences are worth understanding before you fall for a listing. Here is the honest, plain-English comparison. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 If you are shopping San Francisco's more attainable price points, you will run into TICs, especially in the older two-to-six-unit buildings that fill the Richmond, the Sunset, Nob Hill, Russian Hill, and the north side. A TIC can be a genuinely smart way into a neighborhood you could not otherwise afford. It can also be the wrong fit. The difference comes down to a handful of things that most listing descriptions skip, so let's walk through them the way I would with you at the kitchen table. None of this is legal, tax, or lending advice. The point here is to help you ask the right questions. The specifics for any one building should always go through a qualified TIC attorney, a TIC lender, and your tax advisor before you remove a contingency. The one-sentence difference A condominium gives you fee-simple title to your own unit plus a share of the common areas. A TIC gives you a fractional share of the whole building plus a contract that grants you the exclusive right to live in a specific unit. Everything else, financing, governance, resale, insurance, flows from that one structural difference. Ownership and title Condos: a separate parcel you own outright When you buy a condo, you own your individual unit in fee simple, plus an undivided interest in the common elements like the roof, exterior walls, and hallways. Your unit is its own parcel in public records. Governance sits with a homeowners association that operates under recorded CC&Rs and bylaws and follows California's Davis-Stirling Act. The practical result is clean, standardized title that almost every lender and buyer already understands. TICs: a fractional share plus an occupancy right In a TIC you own a percentage of the entire building, say one-third or one-quarter, not a separate parcel. Your right to occupy your specific unit comes from the TIC agreement and the related occupancy documents, not from a recorded condo map. Almost every rule that matters, from who pays for a new roof to how and when you can sell, is defined by private contract among the co-owners. The quality of those contracts, and how well the group actually runs the building, will shape your day-to-day life more than anything in the listing. Financing: the single biggest practical difference This is where most of the real difference lives. Condos finance as a matter of routine: conventional, jumbo, and sometimes FHA or VA loans, subject to the project meeting the lender's rules on reserves, owner-occupancy, and rental limits. Rates and terms track the broader market. TIC financing is a specialty product. Historically TIC buildings shared a single group mortgage, which tied every owner's fate together. Today the norm is fractional financing, where each owner has their own individual loan on their own share, so one co-owner's trouble no longer puts the rest at risk. That is a real improvement, and you can now find 30-year fixed options on some TIC loans. The catch is that only a small set of local and specialty lenders write these loans, they often want a larger down payment, the underwriting is less standardized, and because the loans do not flow into the big secondary market, terms and availability can shift. Rates have historically run a bit above comparable condo loans, though the gap has narrowed and at times nearly closed. Treat any rate number as something to confirm with a current TIC lender, not a fixed fact. Do this early: before you tour TICs seriously, get a written preapproval from an actual TIC lender for the specific ownership type. A standard condo preapproval does not tell you what you can buy as a TIC. I keep a short list of active TIC lenders and can point you to them. The price discount, and why it exists TICs typically sell below a comparable condo, often in the range of roughly ten to fifteen percent, though it varies by building and has narrowed over the years as fractional financing matured. That discount is not a free lunch. It is the market pricing in the narrower financing, the smaller resale pool, and the contractual governance. For the right buyer it is exactly the point: the lower price is what gets you into the neighborhood. A side benefit is that the lower purchase price usually means a lower assessed value, and therefore a lower property-tax basis, than the comparable condo would carry. Governance, documents, and protections Condo buyers inherit a consistent, statutory framework. The HOA follows Davis-Stirling, which sets standards for meetings, budgets, and disclosures, and you should expect a master insurance policy and a defined reserve plan, often backed by a reserve study. During escrow you will review the CC&Rs, bylaws, rules, recent minutes, the budget, the reserve study, the special-assessment history, and the insurance declarations. TIC buyers rely instead on the strength of the TIC agreement and on how faithfully the group follows it. A good agreement spells out voting rights, how repair decisions get made, how a new co-owner is admitted, how disputes are resolved, and exactly what happens when an owner sells. Insurance might be a single building policy or a patchwork. Reserves can be formal or informal. Because this is contractual rather than statutory, your experience depends heavily on the detail and quality of the paperwork and the professionalism of your future co-owners. This is why an attorney review of the TIC documents is not optional. Monthly costs, insurance, and reserves Condo dues typically fund building insurance, common-area maintenance, reserves, and sometimes utilities and management, through a structured HOA budget. Condo owners rely on the HOA master policy for the building and usually carry their own HO-6 policy for the interior and personal property. TIC monthly fees can be lower, but sometimes that is because reserve planning is lighter or ad hoc, which raises the odds of a larger special assessment when a major repair lands. If you are buying a TIC, confirm that the group carries building-wide coverage and understand what each owner is responsible for. Lower monthly cost is only an advantage if the building is genuinely being maintained. Resale and your time horizon Condos reach the widest buyer pool, including first-timers using conventional loans, which supports liquidity even in a softer market. TICs can absolutely sell well, particularly when priced right in a high-demand neighborhood, but the pool is smaller because many buyers stick to traditional condo ownership and conventional financing. In some cycles TICs move quickly; in others they sit, held back by the financing. The shorter your expected holding period, the more a condo's broader resale market matters. If you plan to hold for the long run and value the lower entry price, a TIC's tradeoffs are easier to accept. Condo conversion: never buy a TIC counting on it People often ask whether a TIC can become a condo later. Sometimes, but you should treat conversion as a separate, long-term, uncertain project, never as part of the value you are paying for today. San Francisco sharply limits conversions, the conversion lottery has been suspended, and eligibility centers on smaller two-to-four-unit buildings with specific owner-occupancy histories. Rules and timelines change, tenant protections can come into play, and the cost and effort are real. If conversion is part of your thesis, verify the current rules with the city and a qualified attorney before you rely on a single dollar of it. Property tax mechanics Condos receive separate tax bills, one per unit. A TIC building usually receives a single property-tax bill that the co-owners split according to the TIC agreement, which means a bit of coordination among the group to make sure it gets paid in full and on time. Worth knowing before you buy. Side by side Factor Condo TIC Ownership and title Fee-simple unit, separate parcel, plus a share of common areas Fractional interest in the whole building plus a contractual right to occupy your unit Governance HOA under the Davis-Stirling Act, standardized disclosures Private TIC agreement that varies by building Financing Broad access to conventional, jumbo, sometimes FHA or VA Fractional loans from a few local lenders, often larger down payments Typical pricing Higher for comparable space Often roughly 10 to 15 percent below a comparable condo Monthly costs Structured budget and reserves through the HOA Sometimes lower, but reserves can be informal, raising special-assessment risk Insurance HOA master policy plus your own HO-6 interior policy Confirm building-wide coverage plus each owner's interior and liability policies Property tax Separate bill per unit One building bill split among co-owners per the agreement Resale Large buyer and lender pool Smaller pool; resale more sensitive to the financing market Condo conversion Not applicable Limited, uncertain, and slow; never count on it The rulebook is the real difference If you remember one thing, make it this: each structure runs on a different rulebook, and the rulebook shapes daily life and resale. A condo runs on recorded HOA documents backed by California's Davis-Stirling Act that bind every future owner. A TIC runs on a private agreement the co-owners sign with each other, strong only if it was written well. A single-family home runs on almost nothing by comparison. For the full breakdown of the governing documents and how all three property types live day to day, see TIC agreement vs. HOA governing documents . What to review before you write an offer For a condo: the CC&Rs, bylaws, HOA budget, reserve study, insurance declarations, recent meeting minutes, special-assessment history, owner-occupancy and rental rules, and the parcel map. For a TIC: the TIC agreement, the occupancy agreements, the fractional deeds, the building's financial statements, written records of past decisions, the insurance policies, and the house rules. Read these with a TIC attorney, not on your own. Which path fits you Lean condo if you want straightforward title, widely available financing, predictable HOA governance, and the broadest future resale pool, and you are willing to pay the premium for that certainty. Lean TIC if your priority is a lower entry price in a location you love, and you are genuinely comfortable with specialty financing, a contractual governance model, and a more selective resale audience, after you have verified the agreement, insurance, reserves, and lender options. For your two clients in different situations, that is usually the whole decision: one is buying access to a neighborhood, the other is weighing a value play against liquidity. Same property type, different question. Here is how I think about it: the right answer depends on your timeline, your risk tolerance, and what this property needs to do for you. My job is to help you see the tradeoffs clearly, then read the specific building with you, line by line, before you commit. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways A condo is a fee-simple unit; a TIC is a fractional share of the building plus a contract to occupy your unit. Financing is the biggest difference: TICs use specialty fractional loans from a few lenders, often with larger down payments. TICs usually price roughly 10 to 15 percent below a comparable condo, which is the point for entry-level buyers. Condo governance is statutory (Davis-Stirling); TIC governance is whatever the private agreement says, so an attorney review is essential. TIC reserves can be informal, raising special-assessment risk; confirm building insurance and maintenance. Never buy a TIC counting on condo conversion; treat conversion as a separate, uncertain project. Related reading TIC agreement vs. HOA documents What HOA dues actually cover First-time buyer resources Small investor advisory How to read disclosures Comparing a condo and a TIC? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## TIC Agreement vs. HOA Governing Documents in San Francisco | Paulo Serna
URL: https://www.pauloserna.com/guides/tic-agreement-vs-hoa-governing-documents-san-francisco/

Buyer Guides TIC agreement vs. HOA governing documents, and how each property type lives Every shared building runs on a rulebook. A TIC runs on a private agreement; a condo runs on recorded HOA documents; a single-family home runs on almost nothing by comparison. Here is what that difference really means day to day. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 When buyers compare a TIC, a condo, and a single-family home, they usually compare price and finishes. The more important difference is quieter: each one runs on a different rulebook, and that rulebook shapes how the home lives, what you pay, who you answer to, and how easily you can sell. Here is the plain-English version, with an engineer's eye for the structure underneath. The one idea that explains everything The more owners a property shares, the more rules it needs. A single-family home shares nothing, so it carries almost no private rulebook. A condo shares walls, a roof, and a budget with dozens of neighbors, so it carries a formal set of recorded documents. A TIC shares the entire building and often a single loan, so it carries a private contract among the co-owners. Same idea, three very different documents. The TIC agreement: a private contract among co-owners A Tenancy in Common is shared ownership of one property. Each co-owner holds an undivided fractional interest in the whole building plus the exclusive right to occupy a specific unit. That right to occupy, and almost everything else, lives in the TIC agreement : a private contract the co-owners sign with each other. It is not recorded against the property the way condo documents are, and it is not governed by California's HOA statute. Its quality depends entirely on how well it was written. A good TIC agreement spells out the parts that can go wrong between people who share a building: Who occupies what, and the rules for shared spaces, parking, storage, and pets. Who pays what, including the loan, property taxes, insurance, utilities, and upkeep. The financing structure, whether the building carries one shared blanket loan or separate fractional loans, and how payments are collected and protected. What happens if a co-owner stops paying, which matters most under a shared loan, where one default can put the others at risk. Reserves and major repairs, how money is set aside and how big decisions get made. Selling or transferring a share, including any approval rights or right of first refusal the other owners may hold. How disputes get resolved before they become lawsuits. Because it is a private contract, a TIC agreement should be reviewed line by line with a qualified real estate attorney before you write an offer. This is not optional, and it is not a place to save money. Condo HOA documents: a recorded, statutory rulebook A condominium is individually deeded real estate: you own your unit and a share of the common areas. The building is run by a homeowners association whose rules live in a formal stack of documents that are recorded and run with the land, which means they bind every future owner automatically. In California, condo HOAs also operate under a state law, the Davis-Stirling Common Interest Development Act, so there is a statutory backstop a TIC agreement does not have. The condo document stack usually includes: CC&Rs (Covenants, Conditions & Restrictions): the recorded master rules for what owners can and cannot do, and how costs are shared. Bylaws and Articles: how the association is run, how the board is elected, how it votes. Rules and Regulations: the day-to-day items like move-in rules, noise, and short-term rentals. The budget and reserve study: what the HOA collects in dues and whether it is saving enough for the big-ticket repairs. Recent meeting minutes: often the most honest picture of building health, special assessments, and disputes. For a condo, the financials matter as much as the legal language. Read the reserves and minutes closely; a thin reserve or a pending special assessment changes the real cost of ownership. More on this in what HOA dues actually cover . Single-family: almost no rulebook at all A single-family home is the simplest of the three. You own the land and the structure outright, and in most of San Francisco there is no association and no private rulebook, just your deed and the city's building and planning codes. No dues, no votes, no co-owners. The freedom is real, and so is the responsibility: every decision and every repair is yours alone, and you fund the whole reserve, which is to say your own savings. How each one lives, side by side Factor Single-family Condo TIC What you own The land and structure outright (fee simple) Your individual unit plus a share of common areas A fractional share of the whole building plus the right to occupy your unit The rulebook Your deed and city code; usually no private rules Recorded CC&Rs, bylaws, rules, under state HOA law A private TIC agreement among co-owners Who you answer to Yourself The HOA and its board Your co-owners, by contract Monthly obligations Your mortgage, taxes, insurance, and upkeep The above plus HOA dues The above plus your share of the building's shared costs Repairs and decisions You decide and pay for everything Shared items handled by the HOA; you fund through dues and assessments Shared items decided and funded among co-owners per the agreement Financing Widest lender pool Standard condo loans; lenders review the HOA's health Shared or fractional loans; fewer lenders, different rates and terms Property tax Assessed to you Assessed separately per unit Often one bill for the building, allocated by the agreement unless separately assessed Resale Broadest buyer pool Large buyer and lender pool Smaller pool; plan for longer timelines What to read before you write an offer For a TIC, read the TIC agreement with an attorney, understand the loan structure, and confirm how taxes and shared costs are split. For a condo, read the CC&Rs, the budget and reserve study, and the recent minutes. For a single-family home, there is no association to vet, so the disclosures and the physical condition carry the weight. My guide to reading SF disclosures walks through the package for all three. How to decide None of these is better in the abstract. A TIC can be a smart way into the right neighborhood if you understand and accept the financing, legal, and resale tradeoffs. A condo trades a little freedom for a statutory framework and easy resale. A single-family home gives you full control and the full bill. The right answer depends on your price, your neighborhood, and your tolerance for shared decisions. I am glad to help you weigh it; for the legal, tax, and financing specifics, work with a qualified attorney and lender. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Each property type runs on a different rulebook, and the rulebook shapes daily life and resale. A TIC agreement is a private contract among co-owners; review it with an attorney before you offer. Condo HOA documents are recorded and backed by California's Davis-Stirling Act; read the reserves and minutes. A single-family home carries almost no private rulebook: full control, full responsibility. Match the structure to your price, neighborhood, and tolerance for shared decisions. Related reading Buying a condo vs. a TIC What HOA dues actually cover How to read SF disclosures Small investor advisory Trying to read a TIC agreement or HOA package? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## HOA Dues and Fees in San Francisco: What You're Paying For | Paulo Serna
URL: https://www.pauloserna.com/guides/hoa-dues-and-fees-in-san-francisco/

Buyer Guides HOA dues in San Francisco: what they cover and what to watch Two units with the same price can carry very different monthly costs and very different risk. Here is what HOA dues actually fund, how to read the documents, and the red flags that should slow you down. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 When you buy a condo, and in a different way a TIC, you are not just buying a home. You are buying into a small shared economy with a budget, reserves, insurance, and a set of neighbors making decisions together. The monthly dues are the visible part. What sits behind them matters more. Here is how I read it with buyers. This is general guidance, not legal, tax, or financial advice. For any specific building, we review the actual documents together and, where needed, with the right professionals. What HOA dues actually cover For a condo, dues typically fund the building's master insurance policy, maintenance of common areas, contributions to reserves, and often water, trash, and management. Larger or full-service buildings may add elevators, a lobby, staff, or amenities, which is why dues vary so widely across the city. The number on the listing is not good or bad on its own. The question is what it buys and whether it is enough. Reserves and the reserve study Reserves are the building's savings account for big-ticket replacements: roof, elevators, facade, plumbing, seismic work. A healthy association funds reserves steadily, guided by a reserve study that projects when major components wear out and what they will cost. An underfunded reserve is one of the most common hidden risks in a purchase, because the bill does not disappear. It just arrives later as a special assessment. Special assessments When reserves cannot cover a major repair, the owners get assessed for the shortfall, sometimes tens of thousands of dollars on short notice. Before you buy, I look at the special-assessment history, any assessment that is pending or being discussed in the minutes, and whether the reserve trajectory makes a future one likely. Low dues paired with thin reserves is not a bargain. It is a deferred bill. Insurance: the master policy and your HO-6 The HOA carries a master policy on the building structure and common areas. As an owner you generally carry your own HO-6 policy for your interior finishes, your belongings, and liability, and to cover the master policy's deductible if the association can pass it through. I check that the master policy is current and adequate, since insurance availability and cost have become real issues for some buildings. How TIC costs differ TIC monthly fees can look lower than a comparable condo's dues, but that is sometimes because reserve planning is informal or the group self-manages. Lower is only better if the building is genuinely being maintained and there is a real plan for the next big repair. With a TIC, confirm there is building-wide insurance and a sensible approach to shared costs before the lower number reassures you. More on this in the condo vs. TIC guide . Red flags I watch for Reserves well below what the reserve study calls for, or no reserve study at all. A pattern of special assessments, or one being discussed in recent minutes. Deferred maintenance on major systems showing up in the minutes but not the budget. Pending or recent litigation involving the association. A master insurance policy that is lapsing, hard to renew, or carrying a very high deductible. A high share of rentals, which can affect both financing and how the building is cared for. How dues affect what you can afford Dues are part of your monthly payment and part of what a lender uses to qualify you, so a high-dues building effectively lowers your purchase budget. When we compare two homes, we compare the full monthly cost and the risk behind the dues, not just the price. Sometimes the place with higher dues is the safer buy, and sometimes the low-dues building is quietly carrying a future assessment with your name on it. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways HOA dues fund insurance, common-area upkeep, reserves, and often utilities and management. Underfunded reserves are a top hidden risk; the bill returns later as a special assessment. Read the reserve study, budget, special-assessment history, minutes, and master insurance before you buy. You carry your own HO-6 policy on top of the HOA master policy. TIC fees can look lower because reserves are informal; confirm maintenance and insurance. High dues lower your effective budget, so compare full monthly cost and risk, not just price. Related reading Condo vs. TIC How to read disclosures How condition affects value How I help buyers Trying to read an HOA package? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## How to Get Your Offer Accepted in San Francisco | Paulo Serna
URL: https://www.pauloserna.com/guides/how-to-get-your-offer-accepted-in-san-francisco/

Buyer Guides How to get your offer accepted in San Francisco In a competitive market, the winning offer is rarely just the highest number. It is strong in three places at once: price, terms, and relationship. Here is how each one works, and how to win without overpaying or taking on risk you do not understand. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 Plenty of buyers write strong offers and still lose, then assume they simply needed to bid more. Usually that is not it. Buying here takes financial discipline, a little emotional intelligence, and a read on what the seller actually needs. The goal is to remove every reason a seller might choose someone else. A winning offer in a competitive situation is strong in three areas: price, terms, and relationship . You do not always have to be the highest. You do have to be the easiest to say yes to. This is strategy, not legal or lending advice. We build your specific offer together, and your lender and, where needed, an attorney weigh in on the details. 1. Price: give yourself room to compete Price is the first thing a seller sees, though not the only thing. You generally need to be in the top two or three to stay in the conversation, and I have had plenty of second-highest offers accepted because the terms and the relationship were stronger. The price conversation starts before you tour anything. If homes in your target area are selling around ten percent over asking, you should be looking at list prices roughly ten to fifteen percent below your true maximum, so you have room to compete and still win. Shopping at the very top of your range is how good buyers lose, repeatedly. Hope is not a strategy. We anchor your number in comparable sales and current data, including the live sale-to-list and over-asking figures for your neighborhood, so your offer reflects the real market rather than a guess. Before we write, I talk with the listing agent more than once. Negotiation starts at the first hello. I want to know how many disclosure packages are out, the interest level, and whether offers are already in hand. As a rough San Francisco rule of thumb, a seller tends to get about one offer for every three disclosure packages out, give or take. I will recommend a price and back it with facts, but the final number is always yours. 2. Terms: where you win without overpaying Terms are the time to close and the contingencies, the inspection, appraisal, and financing contingencies most of all. From the seller's side, every added contingency and extra day is another chance the deal falls apart. Contingencies are real protections for you, so the craft is keeping the protection you need while removing the risk the seller fears. Financing and the power of pre-underwriting A financing contingency is your exit if a loan falls through. You can shorten or, with care, remove it by getting fully underwritten up front, what some lenders call a TBD or fully-approved file. A stronger down payment also strengthens the offer: all cash is lowest-risk to a seller, twenty-five percent down reads as strong, twenty percent is workable, and below twenty percent is generally a weaker position in a competitive setting. More cash also helps if the appraisal comes in low, because the lender lends against the lower of price or appraised value and you cover the gap. Inspections and the pre-inspection move The inspection contingency is the strongest protection in the contract, which is exactly why sellers prefer offers without a long one. Many sellers provide inspection reports in the disclosure package, done by licensed, independent inspectors, which often makes a separate contingency unnecessary. When a buyer is serious about a property, a pre-inspection, inspecting before we write so we can offer with a short contingency or none, is one of the most powerful things we can do. It costs you a few hundred to about a thousand dollars with no guarantee the offer is accepted, but it signals real commitment and de-risks the deal for the seller. Close timeline Faster usually reads as better, within reason. Fourteen to twenty-one days is strong, twenty-five to thirty has become standard, and much beyond thirty is less competitive. Ultra-fast is not always wise, since a rushed escrow on the largest purchase of your life invites mistakes. Close speed is a weaker lever than price and contingencies, so if those are strong, a sensible twenty-one to twenty-five day close rarely costs you the deal. 3. Relationship: the lever most buyers ignore The cliche is true: a lot of this is relationships. My job is to sell your strength, your seriousness, and your certainty to close, and to make the listing agent confident that you are the buyer who actually closes cleanly. Agent-to-agent credibility, a reputation for doing what we say, and using a reputable local lender all matter. Out-of-town lenders who do not know how San Francisco works raise a quiet red flag, and we are trying to remove every red flag. One modern note. The old playbook said to write the seller a heartfelt letter with a family photo. I do not coach that anymore. Personal letters can unintentionally reveal protected characteristics and create fair housing risk for both sides, and many in the industry now steer away from them for good reason. We win the relationship the right way: by being a serious, respectful, certain buyer, and by an agent who has done the work to earn the listing agent's trust. And sometimes, the move is to wait Help first means I will also tell you when not to stretch. If winning a particular home requires terms that put your deposit or your peace of mind at real risk, or a price that does not make sense years from now, I will say so. There will be another house. The right one is the offer you can win cleanly and still feel good about later. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways The winning offer is strong in three places at once: price, terms, and relationship. Give yourself room: shop below your true max so you can compete and still win. Anchor your price in comparable sales and the live neighborhood data, not a guess. Get fully underwritten and bring real down payment to strengthen terms; pre-inspect when you are serious. Relationship and certainty to close win deals that price alone does not. I steer away from buyer love letters because of fair housing risk. Sometimes the best move is to wait for a home you can win cleanly. Related reading Offer strategy How to read disclosures First-time buyer resources Paulo's Pulse, the research lab Getting ready to write an offer? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## The Cost of Selling a Home in San Francisco | Paulo Serna
URL: https://www.pauloserna.com/guides/cost-of-selling-a-home-in-san-francisco/

Seller Guides What it actually costs to sell a home in San Francisco The number that matters is not your sale price. It is what lands in your account after the costs come out. Here is an honest walk through every line on a San Francisco seller's net sheet, so there are no surprises at closing. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 When sellers ask me what their home is worth, the real question underneath is usually different: how much do I actually walk away with? Sale price is the headline. Net proceeds are the story. Let's walk the net sheet line by line so you can plan with real numbers, not a guess. This is general information, not tax or legal advice. The figures below move with the market and the rules change, so we build your specific net sheet together and your CPA or tax advisor confirms anything tax-related before you rely on it. Brokerage commissions Commissions are negotiable and always have been, and since the 2024 industry settlement the way buyer and seller agents are paid has changed and is negotiated more explicitly than before. There is no legally set rate. What you pay depends on what we agree to, the scope of service, and whether and how you choose to compensate the buyer's agent. We put this in writing up front so it is never a surprise, and I will explain exactly what your fee buys. San Francisco transfer tax The city charges a real property transfer tax, and in San Francisco the seller customarily pays it. It is tiered by sale price and rises steeply at the top of the market. As a rough guide, recent rates run around 0.68 percent for homes between $250,000 and $1,000,000, then step up into roughly the 1.1 to 1.5 percent range from $1,000,000 to $5,000,000, with much higher rates above $5,000,000. Because the schedule changes and the tiers matter, we confirm the exact current rate for your price on the city's official transfer tax page before we finalize your net sheet. On a typical San Francisco home this is one of your largest single closing costs, so it belongs in the plan early. Pre-sale preparation Paint, cleaning, light staging, and resolving obvious condition issues are usually the highest-return dollars you will spend, and they are a real line item. Major renovations rarely pay off right before a sale. Compass Concierge can front the cost of certain approved improvements, repaid at closing subject to eligibility and terms, which helps cash flow but is not free money. We scope prep to the work that actually moves your net result. More in what to fix before selling . Standard closing costs Expect title and escrow fees, a county recording fee, a natural hazard disclosure report, any city reports or compliance items for your property, and prorated property taxes and HOA dues through the close. Individually small, together meaningful, and all predictable once we have your details. Your mortgage payoff Whatever you still owe gets paid off from the proceeds, including any prepayment items and interest through the payoff date. We pull a current payoff figure so your net is based on the real number, not last year's statement. Capital gains, and the exclusion that often protects you If the home has been your primary residence, federal rules let many sellers exclude up to $250,000 of gain if you file single, or up to $500,000 if you are married filing jointly, provided you owned and lived in the home at least two of the last five years. Gain above the exclusion, or a property that does not qualify, can be taxable at both the federal and California level. The math depends on your cost basis, improvements, depreciation if you ever rented it, and your filing situation, so this is exactly where your CPA earns their fee. I will flag it early; they will run your numbers. Putting it together: the net sheet Your estimated net is your sale price minus commissions, transfer tax, prep, standard closing costs, and your mortgage payoff, with any capital gains handled separately by your tax advisor. I build this for your specific home before we list, and we update it as offers come in, so you are always deciding on the number that actually matters. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Plan around net proceeds, not sale price. Commissions are negotiable and were restructured by the 2024 settlement; we put yours in writing up front. In San Francisco the seller customarily pays the transfer tax; it is tiered and rises steeply above $1M, so we confirm the exact current rate. Prep, title and escrow, reports, and your mortgage payoff all come out of proceeds. Many primary-residence sellers exclude up to $250k of gain ($500k married); your CPA confirms your situation. I build your specific net sheet before listing and update it as offers arrive. Related reading Should I sell or rent? What to fix before selling Resources How I help sellers Want your real net number? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## When to Sell Your San Francisco Home | Paulo Serna
URL: https://www.pauloserna.com/guides/when-to-sell-your-san-francisco-home/

Seller Guides When should you sell your San Francisco home? Is it a good time to sell? That is the wrong first question. The right one is whether selling serves your goals, and then how to time it well within the market you actually have. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 Sellers almost always open with timing: is now a good time? I understand the instinct, but it puts the cart first. The better sequence is goals, then strategy, then timing. Let's take them in order. This is how I think about it, not a forecast or a guarantee. We work with the market we have, not one we wish for. Start with why, not when If selling serves a real goal, moving up, downsizing, relocating, freeing equity, then we time it sensibly within the current market. If it does not, no clever timing makes it the right move. Sometimes the best decision is to wait a season or to hold and rent instead, and I will tell you when that is the case, even though it means no sale for me. See should I sell or rent . San Francisco's seasonal rhythm The city has a loose seasonal pattern: spring is typically the most active selling season, early fall has a strong second window, and the holidays and deep summer are quieter. These are tendencies, not rules, and your neighborhood and property type can run on their own clock. A well-prepared home in a thin-inventory window can do beautifully off-season. Read your own market, not the headlines National and even citywide headlines often miss what is happening on your block and in your price band. What matters for your decision is your neighborhood's recent sale-to-list ratios, days on market, and how your specific property type is moving. I pull the governed POTM Engine figures for your area so we are timing on evidence, not vibes. You can see the same data in Pulse on Today's Market . What you actually control You cannot control the market. You can control preparation, pricing, presentation, and the timing of your launch within a season. Those levers usually matter more to your final number than trying to call the perfect month. A great listing into a normal market beats a rushed listing into a hot one. When waiting is the smart move If your home needs prep that will meaningfully lift the result, if a small timing shift lines you up with a stronger window, or if your next move is not yet clear, waiting can be the disciplined choice. The goal is a sale that still looks smart a year later, not one rushed to beat an imaginary clock. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Ask whether selling serves your goals before you ask about timing. Spring is typically strongest, early fall is a solid second window, but your neighborhood runs its own clock. Time on your own neighborhood's data in Paulo's Pulse App, not national headlines. Preparation, pricing, and presentation usually matter more than the perfect month. Waiting is sometimes the disciplined move; the goal is a sale that still looks smart a year later. Related reading Should I sell or rent? How to price your home Resources Paulo's Pulse, the research lab Trying to decide whether to sell now? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## How to Price Your San Francisco Home | Paulo Serna
URL: https://www.pauloserna.com/guides/how-to-price-your-san-francisco-home/

Seller Guides How to price your San Francisco home Pricing is where sellers most often leave money on the table, in both directions. Here is how I set a price that protects your final number instead of chasing a fantasy one. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 Price is the single most important decision in a sale, and the most misunderstood. The list price is a strategy, not a prediction, and the goal is the strongest final number, not the biggest sign in the window. Here is how I approach it. This is strategy, not a guarantee of any specific result. Every home and market is different, and we decide your price together. Start from real comparable sales We begin with what genuinely comparable homes actually closed at recently, nearby, similar in size, condition, and type. Active listings tell you about competition; closed sales tell you about value. From there we adjust honestly for your home's condition, light, layout, parking, and location within the neighborhood. Read current demand, not last year's Comparable sales are the floor; current demand sets the ceiling. Your neighborhood's recent sale-to-list ratios and days on market tell us whether buyers are paying over, at, or under asking right now. I pull the POTM Engine figures for your area so the price reflects today's market, which you can see in Pulse on Today's Market . The San Francisco underpricing dynamic In much of San Francisco, a common strategy is to set a list price modestly below expected value to invite competition and multiple offers, which can drive the final number above where a higher list price would have landed. It is a powerful tool in the right market and the wrong one in a soft segment, where it can signal weakness instead. Whether it fits your home depends on your neighborhood, your price band, and current demand, and we decide it deliberately, not by default. Why overpricing quietly costs you Overpricing to "see what happens" usually backfires. The most motivated buyers are watching when a home first hits the market, and a price that scares them off wastes that attention. Then come the price cuts, the growing days on market, and the stigma, and the eventual sale often lands below what honest pricing would have produced. The first two weeks are your best leverage; we do not waste them. List price is not sale price In a competitive setting your list price is the opening move and the sale price is the result of the strategy around it: preparation, the disclosure package, marketing, and how we manage offers. I will show you the full reasoning behind your number, not just hand you a figure, so you can stand behind it with confidence. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways List price is a strategy, not a prediction; the goal is the strongest final number. Start from genuinely comparable closed sales, then adjust for your home's specifics. Current demand, sale-to-list and days on market, sets the ceiling; price to today's market. Strategic underpricing can drive competition in the right market and backfire in a soft one. Overpricing wastes your best two weeks of buyer attention and usually nets less. I show you the full reasoning behind the price, not just a number. Related reading When to sell The cost of selling Resources Paulo's Pulse, the research lab Wondering what your home should list at? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## How to Prepare Your San Francisco Home to Sell | Paulo Serna
URL: https://www.pauloserna.com/guides/how-to-prepare-your-san-francisco-home-to-sell/

Seller Guides How to prepare your San Francisco home to sell The goal of pre-sale prep is the best net result, not the biggest project. Here is the practical checklist I walk sellers through, from the disclosure package to the front door. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 Good preparation is mostly about removing a buyer's reasons to hesitate and their reasons to discount. It is rarely about a big renovation. Here is the order I work through with sellers, aimed at the strongest net result for the least wasted spend. This is general guidance; what your specific home needs, we decide together after I walk it. Get the disclosure package ahead of the buyers In San Francisco a strong, organized disclosure package is preparation, not paperwork. Pre-sale inspections, a clean report set, and clear permit history reduce surprises, build buyer confidence, and lower your risk after closing. My construction background helps us get ahead of condition questions instead of reacting to them mid-escrow. This is often the highest-leverage prep there is. See how disclosures work . Fix what scares buyers, skip what does not pay Address the obvious condition issues a buyer or inspector will flag: active leaks, failing systems, safety items, and anything that reads as deferred maintenance. Resist the gut renovation; major projects rarely return their cost right before a sale. The detailed version is in what to fix before selling . The high-return basics Paint in fresh neutral tones, a deep clean, decluttering, and minor repairs are almost always worth it. So is attention to light: clean windows, brighter bulbs, and trimmed landscaping make a real difference in a city of fog and tight lots. These small dollars consistently outperform big ones. Staging and presentation Most San Francisco homes show better staged, even lightly. Staging helps buyers picture themselves in the space and photographs far better online, where almost every buyer meets your home first. We scope it to your property and price point, not a one-size template. Compass Concierge can help front approved prep and staging costs, repaid at closing subject to terms. Curb appeal and the first ten seconds The entry sets the tone. A clean facade, a tidy entrance, working exterior lights, and a welcoming front door cost little and frame everything a buyer sees next. First impressions are cheap to improve and expensive to ignore. A simple sequence Walk the home with your agent, order pre-sale inspections, complete the high-return repairs and the paint-and-clean basics, stage and photograph, then launch. Done in that order, prep lifts your result instead of just costing you money. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Prep is about the best net result, not the biggest project. A strong, organized disclosure package is often the highest-leverage prep in San Francisco. Fix what scares buyers and inspectors; skip renovations that won't return their cost. Paint, cleaning, decluttering, and light are reliably high-return. Most homes show and photograph better staged; Concierge can front approved costs. Curb appeal and the entry frame everything; work the sequence: walk, inspect, repair, stage, launch. Related reading What to fix before selling The cost of selling Resources How I help sellers Getting your home ready to sell? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## How Property Condition Affects Long-Term Value | Paulo Serna
URL: https://www.pauloserna.com/guides/how-property-condition-affects-long-term-value/

Property Condition How property condition affects long-term value Why the condition you can't see often matters more than the finishes you can. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 Buyers naturally react to finishes: the kitchen, the floors, the light. But the parts of a property that most affect your long-term cost and value are usually the ones you can't see at an open house. Here's how I think about it, with an engineer's eye. Systems and structure drive real cost Foundations, framing, drainage, roofs, electrical, and plumbing determine what a home costs to own over a decade. A property with great finishes and a failing foundation is an expensive problem; one with dated finishes and solid bones can be a quiet win. Deferred maintenance compounds Small unaddressed issues, a tired roof, poor drainage, aging systems, tend to get worse and more expensive over time. Part of evaluating a property is estimating the next decade of maintenance honestly, not just today's condition. Condition shapes resale, too When you eventually sell, the same things you should scrutinize as a buyer will be scrutinized by yours. A well-maintained home with clean disclosures generally sells more smoothly and holds value better than one hiding deferred problems. Unpermitted work and value Additions and conversions done without permits can affect appraised value, insurability, and risk. They're common in San Francisco and not automatically disqualifying, but they belong in your value calculation, not your blind spot. See how to read disclosures . How I help My background in construction, property management, and engineering means I'm reading a property for the next ten years, not just the next open house. We translate condition into real numbers so your decision, and your offer, reflects what the home will actually cost and be worth. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Structure and systems matter more to long-term value than finishes. Estimate the next decade of maintenance, not just today's condition. Deferred maintenance compounds in cost. Unpermitted work affects value, insurability, and risk, factor it in. Translate condition into real numbers before you offer. Related reading How I help buyers How to read disclosures About Paulo's background Want condition translated into real numbers? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## How I Evaluate Foundations in San Francisco Homes | Paulo Serna
URL: https://www.pauloserna.com/guides/how-i-evaluate-foundations-in-san-francisco/

Property Condition How I evaluate foundations in San Francisco homes The part of the house nobody photographs is the part that decides what it costs to own. Here is my walkthrough, with an engineer's eye. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 When I walk a San Francisco property, I start where most tours never go: the foundation. Finishes are easy to change; what the house sits on is not. This is the read I do for clients, and the one I'd do for family. Know what era you're standing in Much of the city's housing predates modern seismic codes. Older homes may sit on brick or unreinforced masonry foundations, early concrete that has weakened or was poured in lifts, or newer engineered concrete. Each behaves differently in our soil and our earthquakes, and each implies a different maintenance future. The disclosure package and permit history usually tell you which era you're dealing with; the crawl space confirms it. The signs I look for Inside: floors that slope or bounce, doors and windows that stick or were re-planed, stair-step cracks above door frames, gaps between baseboards and floors. Outside and below: cracking or spalling concrete, exposed rebar, moisture staining, powdery efflorescence on the inside of the perimeter, and any sign of past patching done without a permit trail. One symptom alone rarely means much; a pattern means everything. Slope, soil, and water are part of the foundation A foundation problem is often a drainage problem wearing a disguise. Downhill lots, north-facing sides that never dry out, and blocked or absent perimeter drains quietly undermine good concrete. That's why I read the foundation and the lot together, never separately. Seismic work: done, not done, or done wrong Look for foundation bolting, braced cripple walls, and, in multi-unit buildings, soft-story retrofit compliance. Work that was done with permits and documentation adds real value. Work that was visibly done but appears nowhere in the permit history deserves questions, not assumptions. What this means for your offer A foundation issue is not automatically a reason to walk. It's a number: the cost of repair, monitoring, or retrofit, weighed against price and your plans. Sometimes that number kills the deal, sometimes it becomes your negotiation leverage, and sometimes it's already priced in. My job is to help you see which one it is before you commit, and a structural engineer's bid makes it concrete. For how this fits the bigger picture, see how condition affects long-term value . Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Identify the foundation era first: brick, early concrete, or modern engineered. Look for patterns of symptoms, not single cracks. Read the foundation and the lot's drainage together. Permitted seismic work adds value; undocumented work raises questions. A foundation issue is a number to weigh, not an automatic no. Related reading How condition affects value Water, drainage, and SF homes How to read disclosures Want this read on a specific house? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Water, Drainage, and San Francisco Homes | Paulo Serna
URL: https://www.pauloserna.com/guides/water-drainage-and-san-francisco-homes/

Property Condition Water is the quiet enemy: drainage and San Francisco homes Fog, slope, and seventy-year-old gutters: why moisture quietly decides more about an SF home's future than almost anything else. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 If foundations are the skeleton, water is the weather that wears it down. In my experience reading buildings, moisture causes more long-term damage in San Francisco homes than any other single factor, and it almost never announces itself at an open house. Why this city is a special case Marine air and fog keep the west side damp for months at a time. North-facing walls and shaded side yards can stay wet long after a storm. Many homes sit on slopes where uphill neighbors drain toward them, and much of the housing stock was built when drainage standards were an afterthought. None of this is a defect; it's the operating environment, and the question is whether the house was built and maintained for it. Where I look Gutters, downspouts, and where the water actually goes once it leaves them. Grading: does the soil slope toward the house or away? The crawl space or garage perimeter: staining, efflorescence, rust at post bases, a musty smell that tells you the space never dries. Window corners and bathroom ceilings inside. Retaining walls on sloped lots: bowing, cracking, or weep holes that have never wept. What the disclosures usually whisper Inspection reports rarely shout about water; they note "moisture staining observed" or "recommend further evaluation." Repeated soft mentions across different reports are the tell. Cross-reference the pest report, the contractor's inspection, and the seller's own disclosure; when all three brush against the same corner of the house, that corner matters. Cheap to fix early, expensive to ignore The encouraging part: a lot of water management is simple. Clean gutters, extended downspouts, regraded soil, a sump or French drain where needed. The expensive version is the one that was ignored for twenty years and became a foundation, framing, or mold problem. When I evaluate a home, I'm pricing the difference between those two timelines. The buyer's move Visit after rain if you can. Ask where water goes. Budget for drainage as preventive maintenance, not crisis repair. And weigh persistent-moisture houses honestly: some are fine with care, and some will bill you forever. See also how I evaluate foundations ; the two stories are usually one story. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Moisture is the most underestimated long-term cost in SF homes. Read gutters, grading, crawl spaces, and retaining walls, not just interiors. Repeated soft mentions of moisture across reports are the real signal. Early drainage work is cheap; deferred water damage is not. Visit after rain, and budget drainage as routine maintenance. Related reading How I evaluate foundations How to read disclosures How condition affects value Worried about a specific property's water story? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Permits and Unpermitted Work in San Francisco | Paulo Serna
URL: https://www.pauloserna.com/guides/permits-and-unpermitted-work-in-san-francisco/

Property Condition Permits and unpermitted work: how I read a property's paper trail Half the garages in this city hide a room that officially doesn't exist. Here's how that affects value, risk, and your offer. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 San Francisco homes accumulate history, and not all of it was filed with the city. Garage-level bedrooms, in-law units, expanded baths, decks: unpermitted work is everywhere here, and treating it correctly is one of the most practical skills in SF buying and selling. Start with the paper trail The permit history and the 3R report show what the city believes the building is. Compare that with what your eyes see. A "one bath" report and two baths on the tour is not a scandal; it's a data point that needs pricing. The gap between paper and reality is where risk lives. What unpermitted work actually affects Three things. Value: unpermitted space typically can't be marketed or appraised the same way as legal space, even when it's beautifully done. Insurability and lending: insurers and lenders care if a loss involves work the city never approved. Risk: if the work is unsafe or the city ever requires correction, the cost lands on the current owner, which might be you. Quality versus paperwork This is where my construction background earns its keep: permitted and well-built are not the same thing, in either direction. I've seen permitted work done poorly and unpermitted work done beautifully. The paper tells you about legal standing; the framing, wiring, and waterproofing tell you about the actual building. You need both reads to price the property honestly. Legalization is sometimes a path, never a promise San Francisco has programs that can legalize some existing unpermitted units and spaces. When they apply, they can add real value. But eligibility is specific and rules change, so never pay today for a legalization you're assuming tomorrow. Verify with the city and qualified professionals first. For sellers: get ahead of it Disclose clearly, gather whatever documentation exists, and price with the reality in mind. Buyers forgive what's disclosed; they punish what they discover. A clear story about the space, what it is, what it isn't, and what's known about how it was built, protects your sale and your net. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Compare the permit history and 3R report against what you can see. Unpermitted work affects value, insurability and lending, and correction risk. Permitted and well-built are different questions; evaluate both. Legalization paths exist but are never guaranteed; verify before paying for potential. Sellers: disclose clearly; buyers punish surprises, not honesty. Related reading How to read disclosures How I evaluate foundations SF real estate glossary Found something unpermitted in a property you like? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## San Francisco vs. Marin: How to Choose | Paulo Serna
URL: https://www.pauloserna.com/guides/san-francisco-vs-marin/

Decision Guides San Francisco or Marin? How to actually choose I cross the Golden Gate Bridge by bike most weeks. Here's the honest comparison for people deciding which side of it to live on. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 This is one of the most common crossroads my clients face: stay in the city, or cross the bridge? I ride into the Marin Headlands most weeks, and I work both markets, so let me give you the comparison the way I'd give it to a friend: there's no better or worse here, just two different lives. Space and housing character San Francisco gives you flats, Victorians, and attached homes on city lots; Marin gives you detached houses, driveways, trees, and air between you and your neighbor. If a yard, a garage workshop, and quiet are the dream, Marin delivers them more easily. If walking to coffee matters more, the city wins without trying. Climate Much of Marin sits beyond the fog line: Mill Valley, San Rafael, and Novato see meaningfully more sun than the western half of San Francisco. Sausalito and the coastal pockets keep some marine character. If fog wears you down, this is a genuine factor, not a detail. The commute is the price of admission Everything in Marin runs through the bridge or the ferry. When traffic cooperates, southern Marin to downtown is reasonable; when it doesn't, you'll feel it. The ferry is one of the great commutes anywhere, but it runs on its schedule, not yours. Test your real commute at your real hours before deciding; it's the factor people most often romanticize. Daily life City life is walkable, spontaneous, and dense with options. Marin life is car-based, planned, and outdoors-rich: trails from your door, Mt. Tam weekends, kids on bikes. Neither is right; they reward different temperaments, and I've watched clients bloom in both. Money, beyond the price tag Compare totals, not list prices: insurance can run higher in Marin's wildland-adjacent hills, HOAs are rarer but lot maintenance is real, and commute costs (tolls, ferry, a second car) add up. In the city, HOA dues and building maintenance play that role instead. We model your specific numbers when we talk. Side by side Factor San Francisco Marin Housing character Flats, Victorians, attached homes Detached homes, lots, trees Climate Microclimates; fog on the west side Mostly sunnier beyond the fog line Getting around Walkable, transit, bikeable Car-based, bridge or ferry to SF Outdoors Parks, Ocean Beach, the Presidio Trails from your door, Mt. Tam Tradeoff to price in Space and quiet cost more The commute, every day How I help you decide I work both sides of the bridge. The useful exercise isn't debating abstractions; it's spending a Saturday each way, timing the real commute, and being honest about which life you'll actually live. Then the housing decision mostly makes itself. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Neither side wins; they're different lives. Pick the life first, then the house. Marin trades the city's walkability for space, sun, and trails. Test the real commute at your real hours before committing. Compare total cost of living, not just list price. Spend a real weekend on each side before deciding. Related reading San Francisco neighborhood guides SF vs. the Peninsula How I help buyers Standing at the bridge, deciding? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## San Francisco vs. the Peninsula: How to Choose | Paulo Serna
URL: https://www.pauloserna.com/guides/san-francisco-vs-the-peninsula/

Decision Guides San Francisco or the Peninsula? How to actually choose City energy or suburban room, fog belt or sun: the honest comparison for households weighing San Francisco against San Mateo County. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 The other crossroads I see constantly: San Francisco or down the Peninsula? It usually surfaces when a household grows or a job lands at a South Bay campus. I work both markets; here's the honest frame. The commute decides more than people admit If your work is on the Peninsula, the geometry is blunt: living near it buys you hours of life back every week. Caltrain is a real asset near its stations, 280 is one of the most scenic commutes in America, and 101 is 101. If your work is in the city, the same logic inverts. Hybrid schedules changed this math for many households; run yours honestly. Housing character The Peninsula's stock leans midcentury ranch homes and newer construction on wider lots: more bedrooms, flatter yards, two-car garages. San Francisco offers character, density, and walkability the suburbs genuinely can't replicate. Neither is objectively better; they're built for different daily rhythms. Climate The fog belt follows the coast: Daly City and Pacifica live in it, while San Mateo, Burlingame, and points south sit in reliable sun. Moving down the Peninsula is, for many people, partly a weather decision, and it's a legitimate one. Schools and family logistics Many families weigh schools heavily in this decision, and the Peninsula's districts are a major part of its draw. The honest guidance: school quality is specific, changes, and deserves your own current research rather than reputation shorthand. What I can help with is matching neighborhoods to your full set of needs, schools included. The cultural trade The city gives you restaurants, art, neighborhoods with distinct personalities, and life without a car. The Peninsula gives you space, calm, parking, and proximity to the tech corridor. People thrive in both; people also discover they miss the one they left. Be honest about which trade you're making. Side by side Factor San Francisco The Peninsula Housing character Flats, Victorians, attached homes Ranch homes, newer builds, wider lots Climate Microclimates; coastal fog Fog near the coast, reliable sun mid-Peninsula Commute logic Best if you work in the city Best for South Bay and campus jobs; Caltrain, 280, 101 Daily rhythm Walkable, spontaneous, urban Car-based, calmer, family-logistics-friendly Tradeoff to price in Space costs a premium City energy doesn't commute with you How I help Same method as always: we define the life you're optimizing for, test the real commute, walk both options, and only then talk houses. I work San Francisco and the Peninsula, so nobody is steering you toward their own turf. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Let the real commute, at your real hours, anchor the decision. Peninsula stock means space and sun; SF means character and walkability. Research schools specifically and currently, not by reputation. Price in the trade you're making, not just the house. Walk both lives before choosing either. Related reading SF vs. Marin San Francisco neighborhood guides How I help buyers Weighing the city against the Peninsula? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## The Open House Field Guide for Buyers | Paulo Serna
URL: https://www.pauloserna.com/guides/open-house-field-guide-san-francisco/

Buyer Guides The open house field guide for buyers Most buyers spend their attention on paint, staging, and countertops. Paint can be changed and furniture leaves. The expensive things are usually hidden. Here is how to walk an open house and see what you are actually buying. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 At most open houses, almost all of a buyer's attention goes to finishes: the staging, the paint colors, the furniture placement, whether the kitchen has the right countertops. That is natural, and it is also the easy part. Paint can be repainted. Cabinets can be replaced. The furniture leaves with the seller. The things that are genuinely expensive to fix are usually the things you cannot see at a glance. This guide is built to shift one question. Most buyers walk in asking do I like this house? The better question, the one that protects your money, is what am I actually buying? You do not need to be an inspector to do this well. You need a simple way to look, and the discipline to use it before you fall for the staging. The 5-Lens Open House Method Long checklists fail in a crowded open house, because you cannot remember them while you are talking to an agent and stepping around other buyers. So carry five lenses instead. In order: Feel → Bones → Craftsmanship → Water → Market. Or, in plain language: Do I like it? Is it solid? Was it done well? Is water a concern? What is the market telling me? Most buyers are already good at the first lens. The other four are where this guide earns its keep. Take it with you. The whole method fits on a single page you can keep on your phone or print for the day. Download the one-page field guide (PDF) 1. Feel: would I actually enjoy living here? Can you picture your daily life here? Does the layout work for how you live? Does the location fit your routine? This is the lens you already use well, so spend the least conscious effort here and move on. Liking a house is the start of the conversation, not the end of it. 2. Bones: is the house aging normally, or does something feel off? Before the staging wins you over, read how the house works structurally. Doors. Open and close a few. Do they latch correctly? Do they swing open or shut on their own? A single sticking door means nothing. Several sticking doors can sometimes point to settling or movement. Windows. Open a few. Do they slide easily, stay open, and lock? Windows that fight you can signal deferred maintenance, moisture, or movement over time. Floors. Walk the whole house. Do any areas slope noticeably? Soft spots? Do the floors bounce? Older San Francisco homes often have some unevenness. The question is whether it feels typical for the age of the home or like something more. Walls and ceilings. Look for large cracks, fresh patching, uneven surfaces, and areas that were clearly painted more recently than the wall around them. One crack is not a verdict. Patterns are what matter. When the bones raise a real question, that is what an inspector and a foundation read are for. I walk through how I think about that in how I evaluate foundations . 3. Craftsmanship: did someone actually care about the details? Many buyers ask whether a home was remodeled. The better question is how well it was remodeled. Quality hides in the small transitions. Trim and baseboards. Look at corners, transitions, joints, and caulking. Clean lines and consistent spacing signal care. Sloppy caulk, uneven gaps, misaligned trim, and paint over mistakes signal a rush. Cabinetry. Open cabinets and drawers. Do they close smoothly, line up, and feel solid? Tile. Check grout consistency, alignment, corners, and edges. Bad tile work is often the visible end of shortcuts you cannot see. Where the work is genuinely good, it usually reflects how the home was cared for over time, which is part of how condition affects long-term value . 4. Water: if water got in, where would I see it first? Water is one of the most common and most expensive problems in real estate, so give it extra attention. Bathrooms. Look around tubs and shower corners, at vanity areas, and at the ceiling below an upstairs bathroom. Watch for staining, swelling, discoloration, and fresh paint patches in odd places. Kitchen. Check under the sink, around the dishwasher, and near the refrigerator water line for warped cabinets, staining, or a moisture smell. Exterior. Look at gutters, downspouts, and the way the ground slopes. Ask yourself where the water goes when it rains. A surprising share of home maintenance comes down to managing water, which is its own subject in water, drainage, and San Francisco homes . Smells count too. Mildew, moisture, pet damage, smoke, and sewer odors all tell a story. So does an aggressively scented house. It is fair to ask yourself what a strong scent might be covering. 5. Market: what is everyone else seeing? You are not only evaluating the house. You are evaluating the market for it, and the open house is free research. Notice who is here: singles, couples, families, investors. Notice how many: light traffic, busy, or standing room only. Watch where people linger, what gets photographed, and what gets discussed. Listen for the questions other buyers ask about disclosures, permits, HOA, schools, and timing. Every person touring is potentially your competition, and their worries are a live read on demand. For the citywide version of that read, by district and neighborhood, I keep Paulo's Pulse App updated. Look beyond the property Many buyers spend all of their time inside. Spend some outside. Walk the block: how busy is the street, how much traffic, what does parking look like, are the neighboring properties cared for? Then read the surroundings for noise sources, commercial activity, transit, nightlife, schools, and construction. A beautiful house in the wrong location is still the wrong house. The four questions to ask the listing agent Skip questions that an online listing already answers. Ask the ones that reveal context. Four will usually get you more than twenty random ones. 1. "What should I make sure I don't miss?" One of the highest-value questions you can ask, and it often surfaces upgrades, systems, or features that are not obvious on a tour. 2. "What has been the seller's favorite part of living here?" You tend to learn neighborhood insights, lifestyle benefits, and small advantages you would not find online. 3. "Are disclosures available?" If yes, that is a gift. Read them. I walk through how in how to read San Francisco disclosures . 4. "Have buyers been raising any common questions?" Notice the wording. You are asking for context, not legal advice, and the answer often points you straight at what other buyers are weighing. If it feels appropriate, one more is worth asking: what timeline matters to the seller. Terms sometimes matter as much as price, which is the heart of offer strategy . Going deeper after the open house The five lenses are what you do while standing in the home. These are the threads to pull afterward, before you write an offer. Read the disclosures like a buyer, not a lawyer. Disclosures are where the real story usually lives. You are reading for patterns and for what generated discussion, not for a legal ruling. The full method is in how to read San Francisco disclosures . Estimate your likely competition. The open house traffic, the questions you overheard, and how the home is priced all hint at how many offers to expect. That read shapes everything about how you structure an offer , and price is only one lever. Spot a flip. A fast, all-cosmetic remodel can be excellent or can be lipstick over deferred problems. Tells worth noticing: brand-new finishes throughout but original windows and systems, fresh paint concentrated in the usual water-trouble spots, a very recent prior sale at a much lower price, and beautiful surfaces paired with shortcuts at the transitions you checked under Craftsmanship. A flip is not automatically bad. It just raises the value of disclosures, permits, and a thorough inspection. Watch for permit red flags. Added bedrooms, a converted garage, a finished basement, or a deck that looks newer than the house all deserve a permit question. Unpermitted work is common and not always a dealbreaker, but it affects value, insurability, and what you can do later. I cover it in permits and unpermitted work in San Francisco . Separate cosmetic from expensive. This is the whole game. Paint, flooring, fixtures, landscaping, and staging are cosmetic and cheap relative to the price of a home. Foundation, drainage, roof, electrical, plumbing, windows, and the building envelope are the expensive category. Train your worry toward the second list. More on that in how condition affects long-term value . Make the San Francisco-specific observations. A few things matter more here than in most markets. Ask whether a soft-story or ground-floor garage building has been seismically retrofitted. Notice downhill lots and retaining walls, where water and soil movement concentrate. With added or in-law units, ask how they are permitted and whether a tenant is in place, since rent control can travel with the unit. On the west side, read for fog-driven moisture and drainage; on hills and made ground, pay extra attention to the bones. And if the home is a condo or a tenancy in common, the ownership structure changes the math entirely, which is the subject of buying a condo vs. TIC in San Francisco . Before you leave: the three scores After every open house, rate the home one to ten in three categories, not one. Desire. How much do I want it? Fit. How well does it match my actual needs? Risk. How comfortable am I with what I know, and with what I still do not know? Most buyers only score Desire. The strongest decisions come from holding all three at once, and a home that is high on Desire but high on Risk is exactly the one to investigate before you fall further. The one question before you walk out Before you leave, ask yourself this: if all the furniture disappeared, the paint went back to neutral, and every staging trick was gone, would I still want this house? If the answer is yes, you have probably found something worth investigating seriously. If you are not sure, that is useful too. It usually means you were responding to the staging, not the home. This is the part of the process I enjoy most: walking a place with you and reading it together, so the decision still makes sense after the excitement fades. None of this is legal, tax, or engineering advice, and it does not replace your own inspections and professional reviews. It is a way to look, so the home you choose is one you understand. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Carry five lenses, not a long list: Feel, Bones, Craftsmanship, Water, Market. Paint, fixtures, and staging are cheap; foundation, drainage, roof, and systems are the expensive category. Train your worry there. Water is the most common costly problem. Ask where you would see it first. Read the open house as market research: who is there, how many, and what they ask. Ask the agent four context questions, starting with what you should make sure you don't miss. Score Desire, Fit, and Risk, not just Desire. If the staging vanished, would you still want it? That is the question that protects your money. Related reading How I help buyers What first-time buyers miss How to read disclosures How to think about offer strategy Want a second set of eyes at the open house? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Working with a Bilingual, Spanish-Speaking Agent in San Francisco | Paulo Serna
URL: https://www.pauloserna.com/guides/bilingual-spanish-speaking-real-estate-agent-san-francisco/

Buyer Guides Working with a bilingual, Spanish-speaking agent in San Francisco What actually changes in a transaction when your agent works in both English and Spanish, and when it matters most. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated June 2026 I was born in Colombia and I work in English and Spanish every week. This page exists because people ask a practical question: does a bilingual agent actually change anything in a San Francisco transaction, or is it a nice-to-have? Here's the honest answer, from inside the work. Where language actually matters in a deal A San Francisco purchase runs on documents: a disclosure package that can pass three hundred pages, inspection reports full of technical vocabulary, loan terms, and a purchase contract whose clauses carry real consequences. If you're more comfortable in Spanish, working through those documents in your stronger language isn't a comfort feature. It changes how well you understand what you're signing, and understanding is the whole game. I explain disclosures, offers, and terms in whichever language the client thinks best in, and families often use both in the same meeting. Negotiation happens in English; understanding shouldn't have to Listing agents, escrow officers, and lenders here mostly work in English. A bilingual agent means nothing is lost between the negotiation table and your kitchen table. I negotiate in English on your behalf and make sure you understand every position, in Spanish, before you decide anything. You should never be making the biggest financial decision of your life through a translation app or a relative doing their best. The family dimension Many of my Spanish-speaking clients are making decisions with parents or family, sometimes across generations, and sometimes across countries. Being able to walk everyone through the same decision in the language each person is strongest in keeps the family aligned and the decision sound. That's a real part of the work, not a footnote. Documents, in practice California transaction documents are in English. What a bilingual agent changes is the quality of the explanation before you sign: what the seismic report actually says, what waiving a contingency actually risks, what the TIC agreement actually binds you to. For legal or tax questions we bring in the right professional, and when needed, one who also works in Spanish. The rest of the site, in Spanish This entire site has a full Spanish mirror, written directly in Spanish rather than machine translated, including every guide, the neighborhood pages, and the market data. Start at the Spanish home page or los recursos en español . Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Language matters most in the documents: disclosures, inspections, contracts, and loan terms. Negotiation runs in English; a bilingual agent makes sure understanding never depends on it. Family decisions across generations often happen in two languages at once. Legal and tax questions still go to the right professional, in Spanish when needed. The full site, including every guide, has a native Spanish mirror at /es/. Related reading El sitio en español How I help buyers How to read SF disclosures ¿Prefiere tener esta conversación en español? Happy to work in either language, or both in the same conversation. Sin presión. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## What a 3R Report Tells You in San Francisco, and What It Does Not | Paulo Serna
URL: https://www.pauloserna.com/guides/3r-report-san-francisco/

Property Records The 3R report, and the gap it leaves open San Francisco requires a Report of Residential Building Record before a home sale. It is useful, it is misunderstood constantly, and the warning printed on its own face is the most important thing on it. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated August 2026 The short version: a 3R report tells you what the City's records say a property is authorized to be. It does not tell you what the property physically is, it does not cover plumbing or electrical permits, and it does not certify that anything is legal. The report says so itself, in bold, on its own face. That gap between authorized and actual is where most of the risk in an older San Francisco building lives. What it is, and why you cannot skip it A 3R is a Report of Residential Building Record, compiled by the Department of Building Inspection from City records. San Francisco Housing Code Section 351(a) requires the owner, or the owner's authorized agent, to obtain one before selling or exchanging any residential building, and to deliver it to the buyer before the sale is consummated. Selling without doing so is unlawful. There is one exemption: a first sale within one year of the Certificate of Final Completion. The same section places a separate duty on licensed agents: any person licensed to sell property in California must provide a copy of the 3R on request to a prospective buyer, for any residential property the broker has listed. The code assigns the duty to obtain and deliver to the owner. Who actually pays for it is a negotiated term of your contract, not something the code decides. What is on it Section 351(c) lists what DBI must include, qualified every time by the phrase "insofar as ascertainable from City records": present authorized occupancy or use, condominium status, residential hotel guest room status, zoning district, Building Code occupancy classification, any nonconforming use expiration date from Planning, the building's construction date, its original occupancy or use, construction and conversion and alteration permits issued, active Franchise Tax Board referrals and abatement proceedings, the number of residential structures on the property, energy inspection compliance, soft story retrofit program status and completion, and whether the property sits inside the SFPUC 100-year storm flood risk map. Worth knowing: there is no discrete "number of legal units" field. Unit count reaches you through the authorized occupancy line, which is why that line deserves a careful read rather than a glance. The warning printed on the report The code dictates the disclaimer word for word, and requires it in bold on the face of every report. Read it as the operating instruction it is: Beware. This report describes the current legal use of this property as compiled from records of City Departments. There has been no physical examination of the property itself. This record contains no history of any plumbing or electrical permits. The report makes no representation that the property is in compliance with the law. Any occupancy or use of the property other than that listed as authorized in this report may be illegal and subject to removal or abatement, and should be reviewed with the Planning Department and the Department of Building Inspection. Three separate limits sit in that paragraph: no physical inspection, no plumbing or electrical history, and no representation of compliance. The report also states that errors or omissions in it do not stop the City from enforcing building and zoning codes against the seller, the buyer, or any later owner. A mistake in your favor on the report is not a shield. Cost, timing, and shelf life The fee is $379 for each residential building on a lot, set by the DBI fee schedule effective July 12, 2026. Paying online by credit card adds 2.5 percent, for a total of $388.48. DBI states it issues a report in seven to ten business days, allows no refunds or changes once payment is submitted, and caps requests at six per person or company per day. A 3R is valid for one year from issuance, and carries both dates on its face. If your listing runs long, check the expiration. Older figures still circulate widely, including on pages that look official. If you see $148 or $286 quoted for a 3R, the page is stale. Why I still pull the permit history separately Because they are different products answering different questions. DBI is explicit that the 3R contains building permits only, and that seeing plumbing, electrical or commercial permits requires a separate public building records request. That request is cheaper, at ten cents per page, and slower, at up to fifteen days. It also reaches further back: building permits from 1906, job cards from 1933, certificates of final completion from 1945, electrical from 1986, plumbing from 1976. DBI's free online permit tracking system only goes back to the 1980s, so an online search that comes up empty on a 1920s building has told you very little. On a house with obvious additions, a converted garage, or a downstairs unit, the plumbing and electrical record is usually where the story is. That is exactly the record the 3R omits. The mistake I see most Treating the 3R as a certificate of legality. It is not one, and it never claims to be. It is a summary of what the City authorized on paper. If the paper says two-family dwelling and you count three kitchens on the tour, the 3R has done its job by showing you the discrepancy, not by resolving it. Resolving it is a conversation with Planning, DBI, and in most cases an attorney. Who to ask, and what I am not Discrepancies between authorized use and what is physically there go to DBI and the Planning Department, which is the routing the code itself prints on the report. Questions about legal exposure, disclosure duties, or whether an unpermitted unit can be legalized go to a California real estate attorney. Physical condition goes to a licensed inspector. I am a real estate agent, not a lawyer, inspector, or building official, and nothing here is legal advice. Sources SF.gov, Request a Report of Residential Building Record (3R) , for fee, turnaround, and the building-permits-only scope. SF.gov, Request building records , for the separate permit-history channel and its date coverage. San Francisco Housing Code Chapter 3.5, Sections 351 and 352, for the requirement, the contents list, the mandated disclaimer, and the one-year validity. Figures verified against the sources above on August 1, 2026. City fees and code provisions change. Confirm anything you plan to rely on. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways A 3R is required before a residential sale, and the duty to obtain and deliver it sits with the owner. It reports authorized use from City records only. No physical inspection, no compliance guarantee. Building permits only. Plumbing and electrical history takes a separate records request. $379 per residential building, seven to ten business days, valid one year. The gap between authorized use and actual condition is the thing to investigate, not the report itself. Related reading Permits and unpermitted work in San Francisco How to read San Francisco disclosures Soft story retrofit status, explained How property condition affects long-term value Frequently asked questions Want help thinking this through? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Soft Story Retrofit Status in San Francisco: What It Means When You Buy or Sell | Paulo Serna
URL: https://www.pauloserna.com/guides/soft-story-retrofit-san-francisco/

Property Records Soft story retrofit status, and what it does to a deal San Francisco's mandatory retrofit program covered thousands of wood-frame apartment buildings, every deadline has passed, and non-compliance is recorded against title. Here is how to check a building and what the status actually means. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated August 2026 The short version: if a building is on the City's soft story list and has not complied, that is not a future problem. Every compliance deadline in the program has passed, the violation gets an "Earthquake Warning" placard posted on the building, and the notice is recorded against title. Title transfer does not reset anything. A buyer inherits the obligation and the expired deadline together. Which buildings the program covers The program began with Ordinance 66-13 in April 2013, which added Chapter 34B to the San Francisco Building Code. It applies to existing buildings, including mixed-occupancy buildings, that are Type V wood-frame construction of three or more stories, or two stories over a basement or underfloor area with any portion extending above grade, containing five or more dwelling units, permitted for construction before January 1, 1978. Read that unit threshold carefully, because it answers the question I get most: a single-family home is not covered. Neither is a duplex, a triplex, or a fourplex. The mandatory program starts at five dwelling units. A small building can still have a soft story condition in the engineering sense, and that is worth an engineer's eye, but it carries no obligation under this chapter. Two exceptions exist for covered buildings: one for a building seismically strengthened to a qualifying standard within fifteen years before the chapter took effect, and one for a building that completed voluntary strengthening under Administrative Bulletin AB-094, in both cases on documentation approved by the Department of Building Inspection. The tiers, and why the deadlines no longer matter the way people think Covered buildings were sorted into four compliance tiers by occupancy, unit count, and liquefaction zone, and the code set deadlines in years rather than calendar dates: one year for the screening form for every tier, then permit application and completion windows running from two to five and four to seven years, all measured from ninety days after the chapter became operative on June 17, 2013. The screening deadline landed on September 15, 2014, which DBI states directly. The code also set a hard backstop: all work completed by December 31, 2020. So there is no open runway. A non-compliant building in 2026 is a building that missed a deadline by five years or more, and the City's own program documents now describe the program in the past tense. What non-compliance actually does Two mechanisms, and the second is the one that reaches a transaction. First, DBI posts a notice on the building reading "Earthquake Warning. This building is in violation of the requirements of the San Francisco Building Code regarding earthquake safety," and that notice stays up until the building complies. Second, the code states that notice "shall also be recorded against the title of the building," with a release filed with the Assessor-Recorder once the building conforms. Separately, on the general code enforcement track, an unappealed Director's Order of Abatement is recorded at the Recorder's Office and placed on the property's land records, and the City states plainly that a lien "can make it very hard to refinance or sell." Ask your title officer to look for both. One more provision worth quoting, because sellers and buyers both get it wrong: "No transfer of title shall alter the time limits for compliance." Selling does not hand the problem to someone with a fresh clock. It hands them an overdue one. How to check a specific address The City publishes the list. DBI's Soft-Story Properties dataset on DataSF gives block, lot, address, tier, and current status for every affected parcel, and the code requires DBI to keep that list public. When I last pulled it, the file held 4,945 records: 4,678 marked work complete with a Certificate of Final Completion, and 262 marked non-compliant, concentrated in Tiers III and IV. Use the file to find a building, then confirm with DBI before you rely on it. The dataset is labeled as publishing weekly, but the most recent refresh stamped inside it was July 31, 2025. DBI is the authority on current status; the public file is a starting point. The 3R report is the other route. The code that created the retrofit program also amended the Report of Residential Building Record to ask whether the building is in the program and whether the required work is complete. Verify the answer rather than assume the field is populated. What the work costs The City's Earthquake Safety Implementation Program page estimates $60,000 to $130,000 per building in direct construction costs, taking two to four months, with construction generally limited to the ground floor where the vulnerability sits. That page carries a revision date of August 9, 2016. Treat it as a program-era planning figure and not as current pricing. For a real number you need an engineer's plan and a contractor's bid on the specific building. What I do with this in a transaction On any wood-frame building of five or more units built before 1978, status gets checked before we talk about price, not after. If the building is compliant, the Certificate of Final Completion is a document I want in the disclosure package. If it is not compliant, the cost, the timeline, and the recorded notice are all price conversations, and they belong in the open rather than in a surprise during the buyer's title review. Who to ask, and what I am not Whether a building genuinely has a soft story condition, and whether a completed retrofit was adequate, is a question for a California-licensed structural engineer; the program itself requires a licensed design professional for the screening and evaluation forms. Cost and schedule go to a licensed general contractor bidding off those plans. Official program status, open violations, and placards go to DBI's soft story program. Recorded notices go to your title company and the Assessor-Recorder. I am a real estate agent, not an engineer, contractor, or building official. Sources SF.gov, Check earthquake safety rules , for the program overview and DBI contact. DataSF, Soft-Story Properties , the City's published list by address, tier, and status. San Francisco Building Code Chapter 34B, added by Ordinance 66-13, for scope, tiers, the deadline table, the recorded notice, and the no-reset-on-transfer provision. The chapter was later recodified and renumbered, so current section numbers may differ. Figures verified against the sources above on August 1, 2026. The compliance counts carry the dataset's own as-of date of July 31, 2025. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways The mandatory program starts at five dwelling units. Single-family homes and small buildings are not covered. Every compliance deadline has passed. The code's backstop was December 31, 2020. Non-compliance is posted on the building and recorded against title, and transfer does not reset the clock. Check the DataSF Soft-Story Properties list, then confirm current status with DBI. The City's $60,000 to $130,000 estimate dates from 2016. Get a bid, not a memory. Related reading What a 3R report tells you How I evaluate foundations in San Francisco How property condition affects long-term value House, condo, or TIC in San Francisco How to read San Francisco disclosures Want help thinking this through? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Who Owns the Sewer Lateral in San Francisco, and Is an Inspection Required to Sell? | Paulo Serna
URL: https://www.pauloserna.com/guides/sewer-lateral-responsibility-san-francisco/

Property Records The sewer lateral, and who is on the hook In San Francisco the property owner owns the entire sewer lateral, the split with the City sits at the curb rather than the property line, and there is no point-of-sale inspection requirement. Neighboring cities are a different story. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated August 2026 The short version: the SFPUC states that the sewer main belongs to the City and "the entire sewer lateral belongs to the property owner and is the property owner's responsibility to maintain." San Francisco has no point-of-sale sewer lateral inspection or certification requirement. Several nearby cities do, which is where most of the confusion starts. The point-of-sale question, answered first San Francisco does not require a sewer lateral inspection, certification, or compliance certificate to sell a home. No such requirement appears on sf.gov, sfpuc.gov, or SF Public Works. That is easy to get wrong, because the Bay Area is full of cities that do require one. South San Francisco, San Bruno and Pacifica are all San Mateo County jurisdictions with point-of-sale lateral ordinances, and none of them is the City and County of San Francisco. In the East Bay, EBMUD's private sewer lateral program requires a compliance certificate to close escrow. If someone tells you a lateral certificate is needed for your San Francisco sale, they are very likely thinking of one of those programs. San Francisco does have a point-of-sale utility requirement, and it is a different one: owners must repair plumbing leaks and replace inefficient fixtures, and obtain a Certificate of Completion documenting water conservation compliance before transfer of title. Worth knowing precisely so you do not confuse the two. Where your responsibility ends At the curb, not the property line. SFPUC splits the lateral into two segments. The upper lateral runs from the building to the curb, and includes the cleanout, the sewer vent (sometimes called a fresh air inlet) that runs vertically to the sidewalk, and the trap at the bottom of that vent. The lower lateral runs from the curb to the sewer main in the street. One exception matters: where the main sits in an easement or under public stairs rather than a standard city street, SFPUC's specification places the lower lateral as running from the nearest property line of the benefitted property to the main. On a stair street or an easement lot, ask. You own all of it. What changes by segment is who does the work. You hire a licensed plumber or contractor to inspect and maintain the whole lateral and to repair or replace the upper section. For the lower section, SFPUC says that "under most circumstances" it will do the repair or replacement. How the City-paid repair actually happens Through 311, not through your plumber's invoice. You report the problem, SFPUC's Sewer Operations team dispatches a crew to inspect the lower lateral, and if that inspection finds repair or replacement is necessary, SFPUC states it will complete the work at no extra cost to you under most circumstances. Two cautions. It is not a named program with published eligibility rules, so "most circumstances" has no public definition and I would not promise anyone a City-funded repair. And the order of operations matters: a plumber who quotes you for lower lateral work before a 311 report has been made may be quoting for work the City would have done. Inspection, and what a camera actually shows SFPUC recommends hiring a licensed plumber or contractor to proactively inspect the lateral at least once every five years, even with no symptoms, and names closed-circuit television inspection as the method for identifying defects. A camera run shows blockages, root intrusion, breaks and misalignment along the length it films. It documents visible condition. San Francisco publishes no pass or fail standard for a private lateral scan, so there is no such thing as a lateral that officially "passed" here. Context on the system: SFPUC states more than 30 percent of its sewers are 100 years or older, with parts of the system over 150 years old. In the collection system overall, roots were the single largest documented cause of overflows in fiscal year 2020 to 2021. That is a system-wide figure for one year and not a lateral-specific statistic, but it tells you what to point the camera at. Permits, and who is allowed to do the work The split for permits is the trap, not the curb, which trips up contractors as often as owners. Work past the trap toward the roadway and up to the main needs a Side Sewer permit from SF Public Works, Bureau of Surveying and Mapping. Work from the property to the trap goes through general excavation and the Plumbing Inspection Division at DBI. For upper lateral work, SFPUC directs owners to contact DBI to confirm whether a permit is required. A contractor installing a side sewer must hold a Class A license, or Class C-36 plus C-12, or Class C-42, and the permittee must carry liability insurance on file and maintain a street excavation bond of at least $25,000 guaranteeing the trench for three years. If a bid looks unusually cheap, the license class is the first thing to check. One vocabulary note, since both terms are live here. SFPUC's consumer materials say "sewer lateral." "Side sewer" is the term in the Public Works Code, the permit name, and SFPUC's own engineering specifications. They refer to the same pipe. Who to ask, and what I am not Inspection, maintenance and all upper lateral repair go to a licensed plumber or contractor, which is SFPUC's own repeated instruction. Suspected lower lateral defects go to 311 first. Permit questions for upper lateral work go to DBI's Plumbing Inspection Division; right-of-way work goes to SF Public Works. Records on existing City sewer infrastructure near a property can be requested from SFPUC's Collection System Division. I am a real estate agent, not a plumber or an engineer, and I do not opine on the condition of a pipe I have not seen filmed. Sources SFPUC, How to take care of your sewer lateral , for ownership, the curb split, and the five-year inspection guidance. SF Public Works, Side Sewer permit , for the trap split, license classes, and bond requirement. SF.gov, Comply with water conservation requirements , for San Francisco's actual point-of-sale utility obligation. Verified against the sources above on August 1, 2026. Requirements change, and neighboring cities differ. Confirm before relying on this for a specific property. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways The owner owns the entire lateral. The City owns the main. The upper and lower split sits at the curb, not the property line, and the upper includes the vent and trap. San Francisco has no point-of-sale lateral inspection requirement. South San Francisco, San Bruno, Pacifica and EBMUD-area cities do. For a suspected lower lateral defect, report through 311 before hiring anyone. SFPUC does that work under most circumstances. Inspect every five years by camera. There is no official pass or fail standard here. Related reading Water, drainage, and San Francisco homes How I evaluate foundations in San Francisco What a 3R report tells you How to read San Francisco disclosures What first-time buyers miss in San Francisco Want help thinking this through? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## San Francisco Transfer Tax: The Tiers, the Cliffs, and Who Pays | Paulo Serna
URL: https://www.pauloserna.com/guides/san-francisco-transfer-tax/

Property Records The San Francisco transfer tax, and the cliff nobody warns you about San Francisco's transfer tax is tiered, and the rate applies to the entire price rather than the portion above each threshold. One dollar of price can cost you several hundred dollars of tax. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated August 2026 The short version: San Francisco taxes property transfers on a six-bracket schedule, and the bracket rate applies to the entire value , not marginally. That creates a cliff at every threshold. Crossing from $999,999 to $1,000,000 raises the tax by about $700 on a dollar of price. If your likely sale price sits near a line, it is worth knowing where the line is before you set an asking price. The current rates Consideration or value Per $500 Rate More than $100 up to $250,000 $2.50 0.50% More than $250,000 and less than $1,000,000 $3.40 0.68% $1,000,000 or more and less than $5,000,000 $3.75 0.75% $5,000,000 or more and less than $10,000,000 $11.25 2.25% $10,000,000 or more and less than $25,000,000 $27.50 5.50% $25,000,000 or more $30.00 6.00% San Francisco is a consolidated city and county, and this is a single combined schedule rather than a city rate stacked on a county rate. Why the structure matters more than the rate The ordinance charges the bracket amount "for each $500 or fractional part thereof for the entire value." Not the portion above the threshold. The entire value. Two worked examples: A $900,000 sale: 1,800 increments of $500 at $3.40, which is $6,120 . A $1,500,000 sale: 3,000 increments at $3.75, which is $11,250 . The cliff: $999,999 rounds to 2,000 increments at $3.40, which is $6,800. At $1,000,000 it is 2,000 increments at $3.75, which is $7,500 . One extra dollar of price adds about $700 of tax. The cliffs at $5M, $10M and $25M are far steeper, because the rate roughly triples at $5M and more than doubles again at $10M. On a property that might land near one of those lines, this belongs in the pricing conversation from the start. What the tax is calculated on For an ordinary purchase, the price paid. Where there is no purchase price, such as a property swap, fair market value. For a transfer of interests in a legal entity that owns property, the property's fair market value rather than what was paid for the entity interest. Leaseholds with terms of 35 years or more are taxable, valued on the present value of the leasehold. Your mortgage does not reduce it. The ordinance taxes consideration or value "not excluding the value of any lien or encumbrances remaining thereon at the time of sale," so debt the buyer assumes is inside the taxable base rather than subtracted from it. Common exemptions San Francisco states that transfer tax is generally not due on transfers between a married couple or between registered domestic partners; on a transfer into your own revocable trust where you are sole beneficiary and your interest is unchanged; on gifts; on property inherited by will or trust where nobody paid anything in exchange; on adding or removing a co-signer on title for financing purposes where no payment is made; and on proportional transfers into or out of a legal entity where ownership percentages are identical before and after. Two practical notes. The City's own language says "generally," and that word is doing real work, so treat the list as the start of a conversation rather than a ruling on your situation. And exemptions must be claimed at recording with written supporting documentation. They are not applied automatically and they are not applied retroactively. A revocable trust transfer, for example, needs the trust documents or a certification of trust. Refinancing A refinance does not by itself convey property, and the tax attaches to instruments transferring real property that are recorded with the Assessor-Recorder. San Francisco does state that adding or removing a co-signer on title for financing purposes is not taxed as long as no payment is made for the change. If your refinance changes who is on title in any other way, have it reviewed before recording rather than after. Who pays In San Francisco the seller typically pays the transfer tax. That is local custom, not law, and I want to be precise about the difference: no official City source assigns the cost to either side. What the City documents is only the mechanic, that the tax is paid at the Office of the Assessor-Recorder at the time of recording with a Transfer Tax Affidavit accompanying the deed. Everything here is negotiable, and on a given deal it does get negotiated. In a competitive house market a buyer may offer to cover it; in a slower condo lane a seller may credit it back another way. Treat the custom as the starting point and the contract as the answer. Your escrow officer applies whatever your contract says. What changed recently, and what might Proposition I, passed in November 2020 with 57.55 percent of the vote, raised the $10M to $25M bracket from 2.75 to 5.5 percent and the $25M-plus bracket from 3 to 6 percent, leaving the brackets below $10M unchanged. Proposition C, effective April 12, 2024, created a one-time exemption for the first conversion of a commercial property to residential use, and authorized the Board of Supervisors to amend the transfer tax without a public vote, though not to increase it. That last point is why this page carries a date. A 2026 proposal known as the BUILD Act would cut the top two brackets roughly in half. As of August 1, 2026 it had not been enacted and sat pending committee action. Because Proposition C allows rate changes by ordinance, the top of this schedule can move without an election. If you are transacting above $10M, confirm the current rate rather than relying on any page, including this one. Who to ask, and what I am not I am a real estate agent. I am not a CPA, a tax advisor, or an attorney, and none of this is tax or legal advice. Rates, exemption eligibility, the affidavit and recording mechanics go to the Office of the Assessor-Recorder at City Hall Room 190. Whether a specific transfer qualifies for an exemption, and anything involving trusts, entities, divorce or estates, goes to a California real estate or estate planning attorney. Tax consequences, cost basis and how this interacts with gift or estate tax go to a CPA. The computation on your specific deal, and who pays it under your contract, goes to your escrow officer. Sources SF.gov, Transfer tax , for the rate schedule, the affidavit requirement, and how exemptions are claimed. SF.gov, Learn about transfer tax , for the exemption list and how entity and no-price transfers are valued. San Francisco Business and Tax Regulations Code Article 12-C, Section 1102, for the bracket table and the "entire value" language. Rates verified against the sources above on August 1, 2026. Neither official page displays its own effective date, and a pending 2026 proposal could change the top brackets by ordinance. Confirm current rates before relying on this. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways Six brackets, and the rate applies to the entire price, not marginally. Crossing $1,000,000 costs about $700 more in tax than stopping one dollar short. Assumed debt is inside the taxable base, not subtracted from it. Exemptions must be claimed at recording with documentation. Nothing is automatic or retroactive. The seller typically pays in San Francisco. That is custom, not law, and it is negotiable. Related reading The cost of selling a home in San Francisco How to price your San Francisco home Cost of owning calculator What a 3R report tells you Real estate glossary Want help thinking this through? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Selling a Tenant-Occupied Property in San Francisco | Paulo Serna
URL: https://www.pauloserna.com/guides/selling-a-tenant-occupied-property-in-san-francisco/

Property Records Selling with tenants in place A sale is not a reason to evict anyone in San Francisco, and the City requires you to tell your tenants that in writing. Here is what the rules actually say, and where the attorney conversation starts. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · SF resident since 1995 · Updated August 2026 The short version: selling does not create a right to a vacant building. The Rent Board states that "mere expiration of a rental agreement or a change in ownership does not constitute 'just cause' for eviction." San Francisco goes further and requires the seller to put that in writing to the tenants before the sale. If your plan depends on delivering the property vacant, that plan needs a landlord-tenant attorney before it needs a listing agent. This page is orientation, not advice. I am a real estate agent, not an attorney. Every situation below turns on facts specific to your building and your tenancies. A sale is not a just cause Section 37.9(a) of the Rent Ordinance opens by stating that a landlord shall not endeavor to recover possession of a rental unit unless one of an enumerated list of grounds applies. Sale and change of ownership are not on that list. The Ordinance enumerates a limited, specific set of just causes, and a buyer wanting the unit is not one of them. Rent control and eviction control are not the same thing This is the distinction that costs sellers the most, and the City states it plainly: some units have eviction protections but do not have rent control protections. Two different regimes. Many residential units built on or before June 13, 1979 have both. Units built after that date are exempt from rent control. Separately, under Costa-Hawkins, most single-family homes and condos are exempt from rent control where the tenancy began on or after January 1, 1996, but the Rent Board is explicit that those units "are still subject to the Rent Ordinance for all other purposes, including the just-cause eviction regulations." A tenancy in a single-family home or condo that began before January 1, 1996 remains subject to the entire Ordinance. So "my building is from 1985" or "it is just a single-family rental" answers the rent question and not the eviction question. Do not let anyone conflate them for you, in either direction. What the City requires you to disclose Section 37.9(k) requires the seller to give tenants a written disclosure before the sale, with the required statements in at least 12-point bold type, covering that tenants cannot be evicted or asked to move solely because the property is being sold or solely because a new owner bought it; that rent cannot be raised above Chapter 37 limits because of the sale; that rental agreements cannot be materially changed because of the sale; that showings are governed by California Civil Code section 1954; and that tenants are not required to complete or sign any estoppel certificate or agreement, except as required by law or by that tenant's rental agreement. The buyer owes a parallel disclosure within 30 days of acquiring title. Have counsel prepare or review both forms. Estoppel certificates Buyers routinely ask for them, and they are genuinely useful for confirming rent, deposits and terms. But note what the City's own required disclosure tells your tenants: they are not required to sign one, except as required by law or by their rental agreement. Whether a particular lease creates that obligation is a legal question. Ask an attorney before you request signatures, and never present signing as mandatory when the City has told the tenant otherwise. The just cause paths that do exist, at a distance Two come up in a sale context, and I am describing what they are rather than how to use them, because both are strictly conditioned and both leave long marks on the property. Owner or relative move-in. Requires at least 25 percent recorded ownership (10 percent if recorded before February 21, 1991), limits qualifying relatives to a child, parent, grandparent, grandchild, sibling, or the owner's spouse or the spouses of those relations, requires the person to move in within three months and intend to occupy as a principal residence for at least 36 continuous months, and generally permits eviction from only one unit per building. It must be done in good faith, without ulterior motive. Certain tenants are protected from it outright, including tenants 60 or older or disabled with ten or more years in the unit, and catastrophically ill tenants with five or more years, in buildings of two or more units, plus school-year protections where a child under 18 or a school employee lives in the unit. If the unit is offered for rent within five years, the displaced tenant has a right to re-rent at the same rent plus allowable increases, and a Notice of Constraints is recorded with the County Recorder within 30 days. The Ellis Act. This is a withdrawal from the rental business, not a tool for clearing one unit. It runs through a Notice of Intent to Withdraw filed with the Rent Board, a standard 120-day notice that extends up to one year for qualifying senior or disabled tenants with at least a year of residency, a Memorandum recorded with the County Recorder, five years of vacancy control afterward, and a ten-year right of first refusal for displaced tenants if the units return to the rental market. Both carry relocation payments, both are recorded, and both are attorney territory from the first conversation. Relocation payments are published and adjusted annually For the period March 1, 2026 through February 28, 2027, an owner or relative move-in carries $8,245.00 per tenant with a maximum of $24,733.00 per unit, plus $5,497.00 for each elderly, disabled or minor occupant. An Ellis Act withdrawal carries $11,110.05 per tenant with a maximum of $33,330.13 per unit, plus $7,443.90 for each elderly or disabled occupant. The same rate sheet sets the annual allowable rent increase at 1.6 percent for that period. These figures expire, so check the current sheet rather than reusing these. Filings that follow the sale Owners must notify the Rent Board of a change of ownership with documentation. Separately, every owner of residential rental property must file the Housing Inventory through the Rent Board Portal annually by March 1, reporting base rent, occupancy start date and vacancy history, and that submitted information is public. Late filing carries no monetary penalty but reduces the enforceability of rent increase notices. Any eviction notice must be filed with the Rent Board within ten days of service, except for non-payment of rent. Do your tenants get first chance to buy? Not under San Francisco law as written. The Community Opportunity to Purchase Act gives qualified nonprofit organizations, not tenants, a right of first offer and right of first refusal on buildings with three or more residential units and on vacant land developable to three or more units. Sellers must notify tenants using the COPA tenant notification form and submit a signed declaration to MOHCD within fifteen days after any sale affirming COPA compliance. Whether COPA applies to your specific transaction, including exemptions, is a question for counsel. What I can help with, and what I cannot I can help with pricing, marketing, showing logistics that respect tenant rights, and coordinating cleanly with your attorney so the transaction and the legal work do not run on separate tracks. I cannot tell you whether a just cause exists, whether a tenant is protected, whether your lease compels an estoppel signature, or whether you qualify for an owner move-in or an Ellis withdrawal. Those go to a landlord-tenant attorney, every time. Questions about whether a specific unit is covered by rent control or just cause, current allowable increases and relocation amounts, and Rent Board filings go to the San Francisco Rent Board directly. People often ask me next how tenant occupancy will affect the price, the buyer pool, or a buyer's financing. That is not my lane to answer in the abstract, because the honest answer depends on legal facts about your specific tenancies that I am not the right person to assess, and I would rather send you to someone who can than give you a confident guess. Tell me what you are weighing and I will connect you with a landlord-tenant attorney, and with a lender who works on occupied property, before we talk about price. Sources SF Rent Board, Overview of just cause evictions , for the change-of-ownership rule. SF Rent Board, Disclosure of rights to tenants before and after sale , for the Section 37.9(k) requirements and the buyer's 30-day disclosure. SF.gov, Learn about San Francisco rental laws , for the rent control versus eviction control distinction and the June 13, 1979 line. Verified against the sources above on August 1, 2026. The relocation figures cited expire February 28, 2027. This page is general information, not legal advice. Paulo's Pulse App See Paulo's Pulse App behind this. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Takeaways A sale, by itself, is not a just cause to evict, and the City requires you to tell tenants so in writing. Rent control and just-cause eviction protection are separate. A unit can be exempt from one and covered by the other. Owner move-in and the Ellis Act are strictly conditioned, carry relocation payments, and are recorded against the property. Relocation amounts are published and change annually. The figures here expire February 28, 2027. Retain a landlord-tenant attorney before listing, not after an offer comes in. Ask and I will connect you with the attorney and lender who handle this. It is not a question to guess at. Related reading Should I sell or rent my San Francisco home? The cost of selling a home in San Francisco How to read San Francisco disclosures For small investors When to sell your San Francisco home Want help thinking this through? That's exactly the kind of decision I help with. No pressure, just a clear read. Text Paulo Talk through your options Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## San Francisco Market Tools & Resources | Paulo Serna
URL: https://www.pauloserna.com/resources/

Market Tools & Resources - Data, calculators & guides Market tools & resources. Every tool and guide in one place: the live market lab, the neighborhood map, calculators, and every guide I've written for clients. Data lives in the lab; what it means for you lives here. No resources match that search. Try a broader term, or ask Paulo directly . Market tools The research lab Paulo's Pulse Ten years of governed SF MLS data, by neighborhood. Where every POTM Blog issue's numbers come from. En español: Pulso de Paulo. Open the lab > Explore Interactive neighborhood map All 92 subdistricts, colored by market role, with drill-down. Open the map > Calculator Cost of owning What a home actually costs per month, beyond the mortgage. Run the numbers > Timing tool Wait for fall? Ten years of seasonality: what listing season really changes. See the data > Get a report Custom neighborhood report Tell me the neighborhood and I will send a data-grounded read, free. Request a report > Stay current The market notes A short email summary of the latest POTM Blog issues, every few weeks. Sign up > For agents For agents - Workshop resource Unlock Your AI Assistant A practical AI operating guide for agents using Compass AI with ChatGPT, Claude, Gemini, or another AI assistant: nine reference files, a prompt library, and five ready-made client workflows. Built by Paulo; the access code is shared at his workshop. Open resource > Start by your situation For buyers First-time buyers Your first San Francisco purchase, mapped step by step. See all > For buyers Moving up or buying again Trade up or buy your next home without missing a beat. See all > For sellers Selling to buy your next home Coordinate the sale and the purchase, the most common move. See all > For sellers Downsizing or cashing out Right-size the home and the equity for your next chapter. See all > For sellers Selling a rental or investment Tenants, taxes, and timing for an investment sale. See all > For sellers Moving out of San Francisco Sell well from a distance when you are relocating. See all > More for buyers - More for sellers Pricing, costs & value Seller Guides How to Price Your San Francisco Home Pricing is where sellers most often leave money on the table, in both directions. Here is how I set a price that protects your final number instead of chasing a fantasy one. Read > Seller Guides The Cost of Selling a Home in San Francisco The number that matters is not your sale price. It is what lands in your account after the costs come out. Here is an honest walk through every line on a San Francisco seller's net sheet, so there are no surprises at closing. Read > Buyer Guides HOA Dues and Fees in San Francisco: What You're Paying For Two units with the same price can carry very different monthly costs and very different risk. Here is what HOA dues actually fund, how to read the documents, and the red flags that should slow you down. Read > Property Condition How Property Condition Affects Long-Term Value Why the condition you can't see often matters more than the finishes you can. Read > Offers & negotiation Buyer Guides How to Get Your Offer Accepted in San Francisco In a competitive market, the winning offer is rarely just the highest number. It is strong in three places at once: price, terms, and relationship. Here is how each one works, and how to win without overpaying or taking on risk you do not understand. Read > Buyer Guides How to Think About Offer Strategy in San Francisco Price is only one lever. Here's how the whole offer fits together, and why the highest number doesn't always win. Read > Buyer Guides What First-Time Buyers Miss in San Francisco The costs, conditions, and decisions that surprise people in their first San Francisco purchase. Read > Inspections, condition & disclosures Buyer Guides The Open House Field Guide for Buyers Most buyers spend their attention on paint, staging, and countertops. Paint can be changed and furniture leaves. The expensive things are usually hidden. Here is how to walk an open house and see what you are actually buying. Read > Buyer Guides How to Read San Francisco Disclosures San Francisco disclosure packages are thick for a reason. Here's what's inside and what's worth pausing on. Read > Property Condition How I Evaluate Foundations in San Francisco Homes The part of the house nobody photographs is the part that decides what it costs to own. Here is my walkthrough, with an engineer's eye. Read > Property Condition Water, Drainage, and San Francisco Homes Fog, slope, and seventy-year-old gutters: why moisture quietly decides more about an SF home's future than almost anything else. Read > Property Condition Permits and Unpermitted Work in San Francisco Half the garages in this city hide a room that officially doesn't exist. Here's how that affects value, risk, and your offer. Read > Property records & city requirements Property Records What a 3R Report Tells You in San Francisco, and What It Does Not San Francisco requires a Report of Residential Building Record before a home sale. It is useful, it is misunderstood constantly, and the warning printed on its own face is the most important thing on it. Read > Property Records Soft Story Retrofit Status in San Francisco: What It Means When You Buy or Sell San Francisco's mandatory retrofit program covered thousands of wood-frame apartment buildings, every deadline has passed, and non-compliance is recorded against title. Here is how to check a building and what the status actually means. Read > Property Records Who Owns the Sewer Lateral in San Francisco, and Is an Inspection Required to Sell? In San Francisco the property owner owns the entire sewer lateral, the split with the City sits at the curb rather than the property line, and there is no point-of-sale inspection requirement. Neighboring cities are a different story. Read > Property Records San Francisco Transfer Tax: The Tiers, the Cliffs, and Who Pays San Francisco's transfer tax is tiered, and the rate applies to the entire price rather than the portion above each threshold. One dollar of price can cost you several hundred dollars of tax. Read > Property Records Selling a Tenant-Occupied Property in San Francisco A sale is not a reason to evict anyone in San Francisco, and the City requires you to tell your tenants that in writing. Here is what the rules actually say, and where the attorney conversation starts. Read > Preparing & timing a sale Seller Guides How to Prepare Your San Francisco Home to Sell The goal of pre-sale prep is the best net result, not the biggest project. Here is the practical checklist I walk sellers through, from the disclosure package to the front door. Read > Seller Guides What to Fix Before Selling in San Francisco Where pre-sale dollars actually pay off, and where they usually don't. Read > Seller Guides When to Sell Your San Francisco Home Is it a good time to sell? That is the wrong first question. The right one is whether selling serves your goals, and then how to time it well within the market you actually have. Read > Big decisions Seller Guides Should I Sell or Rent My San Francisco Home? A clear framework for one of the hardest calls a homeowner faces, with no thumb on the scale. Read > Buyer Guides Condo vs. TIC in San Francisco: The Complete Buyer's Guide With prices high and inventory tight, TICs are one of the few real entry points into the west side and the central neighborhoods. They are not condos, though, and the differences are worth understanding before you fall for a listing. Here is the honest, plain-English comparison. Read > Decision Guides San Francisco vs. Marin: How to Choose I cross the Golden Gate Bridge by bike most weeks. Here's the honest comparison for people deciding which side of it to live on. Read > Decision Guides San Francisco vs. the Peninsula: How to Choose City energy or suburban room, fog belt or sun: the honest comparison for households weighing San Francisco against San Mateo County. Read > Working with Paulo Buyer Guides Working with a Bilingual, Spanish-Speaking Agent in San Francisco What actually changes in a transaction when your agent works in both English and Spanish, and when it matters most. Read > Neighborhoods Neighborhood Guides Central Richmond Buyer Guide What to know before buying in the neighborhood I call home, from housing stock to what to inspect. Read > Neighborhood Guides Sunset District Buyer Guide What to know before buying in the Sunset, from the Inner Sunset village to the foggy Outer avenues. Read > Explore All neighborhood guides Where to buy across San Francisco, starting on the west side. See all > Market data & reference Market Notes How I Read the San Francisco Market The method behind the numbers I publish: what I trust, what I discount, how I separate what the data measures from what I merely believe, and what I do when the sample is too thin to say. Read > Topic hubs Market topics, kept current The big questions answered in one place, refreshed with each data cycle. See all > The blog POTM Blog The bi-weekly issues: what moved, and what it means. See all > The research lab Paulo's Pulse Prices and competition by district, neighborhood, and individual closing. See all > Reference Real estate glossary Plain-English definitions: TICs, disclosures, contingencies, and more. See all > Reference Frequently asked questions Quick answers to the questions clients ask most. See all > Can't find what you're after? Ask me directly. The first conversation is just that, with no pressure. Text Paulo Ask Paulo a question Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Herramientas y Recursos del Mercado de San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/recursos/

Herramientas y recursos del mercado Herramientas y recursos del mercado. Cada herramienta y guía en un solo lugar: el laboratorio de datos en vivo, el mapa de vecindarios, calculadoras y cada guía que he escrito para mis clientes. Los datos viven en el laboratorio; qué significan para usted vive aquí. Ningún recurso coincide con esa búsqueda. Pruebe un término más amplio, o pregúntele a Paulo . Herramientas del mercado El laboratorio Pulso de Paulo Diez años de datos gobernados del MLS de SF, por vecindario. De aquí salen los números de cada edición del POTM Blog. Abrir el laboratorio > Explorar Mapa interactivo de vecindarios Los 92 subdistritos, coloreados por rol de mercado. Abrir el mapa > Calculadora Costo de ser propietario Lo que una casa realmente cuesta al mes, más allá de la hipoteca. Calcular > Herramienta de tiempos ¿Esperar al otoño? Diez años de estacionalidad: qué cambia realmente la temporada. Ver los datos > Pida un informe Informe de su vecindario Dígame el vecindario y le envío una lectura con datos, gratis. Pedir informe > Mantengase al día Las notas del mercado Un resumen corto por correo de las últimas ediciones, cada pocas semanas. Suscribirse > Empiece por su situación Para compradores Compradores primerizos Su primera compra en San Francisco, paso a paso. Ver todo > Para compradores Mudarse o comprar de nuevo Cambie de casa o compre la siguiente sin perder el ritmo. Ver todo > Para vendedores Vender para comprar la siguiente Coordine la venta y la compra, lo más común. Ver todo > Para vendedores Reducir o liquidar capital Ajuste la casa y el capital para su próximo capítulo. Ver todo > Para vendedores Vender una renta o inversión Inquilinos, impuestos y tiempos para una venta de inversión. Ver todo > Para vendedores Mudarse de San Francisco Venda bien a distancia cuando se reubica. Ver todo > Más para compradores - Más para vendedores Precio, costos y valor Guías para Vendedores Cómo fijar el precio de su casa en San Francisco El precio es donde los vendedores más dejan dinero en la mesa, en ambas direcciones. Así fijo un precio que protege su número final en vez de perseguir uno de fantasía. Leer > Guías para Vendedores El costo de vender una casa en San Francisco El número que importa no es su precio de venta. Es lo que llega a su cuenta después de los costos. Este es un recorrido honesto por cada renglón de la hoja neta de un vendedor en San Francisco, para que no haya sorpresas en el cierre. Leer > Guías para Compradores Cuotas de HOA en San Francisco: por qué paga lo que paga Dos unidades con el mismo precio pueden cargar costos mensuales muy distintos y riesgos muy distintos. Esto es lo que de verdad financian las cuotas de HOA, cómo leer los documentos y las señales de alerta. Leer > Condición de la Propiedad Cómo la Condición Afecta el Valor a Largo Plazo Por qué la condición que no se ve suele importar más que los acabados que sí se ven. Leer > Ofertas y negociación Guías para Compradores Cómo lograr que acepten su oferta en San Francisco En un mercado competitivo, la oferta ganadora casi nunca es solo el número más alto. Es fuerte en tres lugares a la vez: precio, términos y relación. Así funciona cada uno, y cómo ganar sin pagar de más ni asumir riesgos que no entiende. Leer > Guías para Compradores Cómo Pensar la Estrategia de Oferta en San Francisco El precio es solo una palanca. Así encaja la oferta completa, y por qué el número más alto no siempre gana. Leer > Guías para Compradores Lo Que los Primeros Compradores Pasan por Alto en San Francisco Los costos, condiciones y decisiones que sorprenden a la gente en su primera compra en San Francisco. Leer > Inspecciones, condición y divulgaciones Guías para Compradores La Guía de Campo para Visitar Casas Abiertas La mayoría de los compradores se fijan en la pintura, la decoración y las encimeras. La pintura se cambia y los muebles se van. Lo caro suele estar oculto. Así se recorre una casa abierta para ver lo que en realidad está comprando. Leer > Guías para Compradores Cómo Leer las Divulgaciones en San Francisco Los paquetes de divulgaciones de San Francisco son gruesos por una razón. Esto es lo que traen y dónde vale la pena detenerse. Leer > Condición de la Propiedad Cómo Evalúo los Cimientos en San Francisco La parte de la casa que nadie fotografía es la que decide lo que cuesta ser dueño. Este es mi recorrido, con ojo de ingeniero. Leer > Condición de la Propiedad Agua, Drenaje y las Casas de San Francisco Niebla, pendiente y canaletas de setenta años: por qué la humedad decide en silencio más sobre el futuro de una casa de SF que casi cualquier otra cosa. Leer > Condición de la Propiedad Permisos y Trabajo Sin Permiso en San Francisco La mitad de las cocheras de esta ciudad esconde un cuarto que oficialmente no existe. Así afecta eso el valor, el riesgo y su oferta. Leer > Registros de propiedad y requisitos de la ciudad Registros de Propiedad Qué Le Dice un Informe 3R en San Francisco, y Qué No San Francisco exige un Report of Residential Building Record antes de vender una vivienda. Es útil, se malinterpreta constantemente, y la advertencia impresa en su propia cara es lo más importante que trae. Leer > Registros de Propiedad El Refuerzo Sísmico Soft Story en San Francisco: Qué Significa al Comprar o Vender El programa obligatorio de San Francisco cubrió miles de edificios de marco de madera, todos los plazos ya vencieron, y el incumplimiento queda registrado contra el título. Así se revisa un edificio y esto es lo que el estado significa. Leer > Registros de Propiedad ¿Quién Es Responsable del Lateral de Alcantarillado en San Francisco, y Se Exige Inspección para Vender? En San Francisco el propietario es dueño de todo el lateral de alcantarillado, la división con la Ciudad está en la banqueta y no en la línea de propiedad, y no hay requisito de inspección al momento de la venta. En las ciudades vecinas la historia es otra. Leer > Registros de Propiedad El Impuesto de Transferencia en San Francisco: Los Tramos, los Escalones y Quién Paga El impuesto de transferencia de San Francisco es escalonado, y la tasa se aplica al precio completo y no solo a la parte por encima de cada umbral. Un dólar de precio puede costarle varios cientos de dólares de impuesto. Leer > Registros de Propiedad Vender una Propiedad Ocupada por Inquilinos en San Francisco En San Francisco una venta no es razón para desalojar a nadie, y la Ciudad le exige decírselo por escrito a sus inquilinos. Esto es lo que las reglas dicen realmente, y dónde empieza la conversación con un abogado. Leer > Preparar y cronometrar una venta Guías para Vendedores Cómo preparar su casa para vender en San Francisco La meta de la preparación previa a la venta es el mejor resultado neto, no el proyecto más grande. Esta es la lista práctica por la que llevo a los vendedores, del paquete de divulgación a la puerta de entrada. Leer > Guías para Vendedores Qué Arreglar Antes de Vender en San Francisco Dónde rinde de verdad el dinero previo a la venta, y dónde normalmente no. Leer > Guías para Vendedores Cuándo vender su casa en San Francisco ¿Es buen momento para vender? Esa es la pregunta equivocada para empezar. La correcta es si vender sirve a sus metas, y luego cómo cronometrarlo bien dentro del mercado que de verdad tiene. Leer > Grandes decisiones Guías para Vendedores ¿Vender o Rentar Mi Casa en San Francisco? Un marco claro para una de las decisiones más difíciles de un propietario, sin inclinar la balanza. Leer > Guías para Compradores Condominio o TIC en San Francisco: la guía completa Con precios altos e inventario bajo, los TICs son una de las pocas puertas reales de entrada al lado oeste y a los vecindarios centrales. Pero no son condominios, y las diferencias conviene entenderlas antes de enamorarse de un anuncio. Esta es la comparación honesta, en lenguaje claro. Leer > Guías de Decisión ¿San Francisco o Marin? Cómo Elegir Cruzo el puente Golden Gate en bicicleta casi cada semana. Esta es la comparación honesta para quienes deciden de qué lado vivir. Leer > Guías de Decisión ¿San Francisco o la Península? Cómo Elegir Energía de ciudad o espacio suburbano, cinturón de niebla o sol: la comparación honesta para hogares que pesan San Francisco contra el condado de San Mateo. Leer > Trabajar con Paulo Guías para Compradores Trabajar con un Agente Bilingüe en San Francisco Qué cambia realmente en una transacción cuando su agente trabaja en inglés y en español, y cuándo importa más. Leer > Vecindarios Guías de Vecindarios Guía del Comprador para Central Richmond Lo que hay que saber antes de comprar en el vecindario que llamo mi casa, del inventario a qué inspeccionar. Leer > Guías de Vecindarios Guía del Comprador para el Distrito del Sunset Lo que hay que saber antes de comprar en el Sunset, del pueblo del Inner Sunset a las avenidas neblinosas del Outer. Leer > Explorar Todas las guías de vecindarios Dónde comprar en San Francisco, empezando por el oeste. Ver todo > Datos del mercado y referencia Notas del Mercado Cómo Leo el Mercado de San Francisco El método detrás de las cifras que publico: qué confío, qué descuento, cómo separo lo que los datos miden de lo que solamente creo, y qué hago cuando la muestra es demasiado pequeña para afirmar algo. Leer > Temas Temas del mercado, al día Las grandes preguntas respondidas en un solo lugar, actualizadas cada semana con los datos. Ver todo > El blog Ediciones del POTM Blog Las ediciones quincenales: qué se movió y qué significa. Ver todo > El laboratorio Pulso de Paulo Precios y competencia por distrito, vecindario y cada venta cerrada. Ver todo > Referencia Glosario de bienes raíces Definiciones en lenguaje claro: TICs, divulgaciones, contingencias y más. Ver todo > Referencia Preguntas frecuentes Respuestas rápidas a lo que más preguntan los clientes. Ver todo > ¿No encuentra lo que busca? Pregúnteme directamente. La primera conversación es solo eso, sin presión. Envíe un texto a Paulo Hacerle una pregunta a Paulo Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Custom Neighborhood Report | Paulo Serna
URL: https://www.pauloserna.com/resources/neighborhood-report/

Market Tools & Resources - Custom report Get a custom neighborhood report. Tell me the neighborhood and what you are weighing. I will send a short, data-grounded read built from the same governed MLS data behind the POTM Blog. Free, no obligation. Leave this field empty: Name Email Neighborhood Property type Single-family house Condo TIC Townhouse Multi-unit Not sure yet I am thinking about Buying in the next 6 to 12 months Selling in the next 6 to 12 months Buying or selling further out Just understanding my block What do you want to know? Request my report Typically 2 to 5 days, depending on what you ask for. I do not give legal, tax, or financial advice. Your email is never shared. Equal Housing Opportunity.

## Informe Personalizado de su Vecindario | Paulo Serna
URL: https://www.pauloserna.com/es/recursos/informe-de-vecindario/

Herramientas y recursos - Informe personalizado Pida un informe de su vecindario. Dígame el vecindario y qué está considerando. Le enviaré una lectura corta y con datos, construida con los mismos datos gobernados del MLS detrás del POTM Blog. Gratis y sin compromiso. Leave this field empty: Nombre Correo electrónico Vecindario Tipo de propiedad Casa unifamiliar Condominio TIC Casa adosada Multi-unidad No estoy seguro Estoy pensando en Comprar en 6 a 12 meses Vender en 6 a 12 meses Comprar o vender más adelante Solo entender mi cuadra ¿Qué quiere saber? Pedir mi informe Normalmente de 2 a 5 días, según lo que pida. No doy asesoría legal, fiscal ni financiera. Su correo nunca se comparte. Igualdad de Oportunidades de Vivienda.

## San Francisco Market Topics | Paulo Serna
URL: https://www.pauloserna.com/topics/

Topics The big market questions, answered in one place Reference pages that answer a whole question and get refreshed with each data cycle, unlike the blog issues, which are dated snapshots of a two-week window. Market Topics San Francisco overbidding How far over asking homes really sell, where, and why. Read > Market Topics The condo market The slower lane is warming, and it is still where buyers hold leverage. Read > Market Topics Cash buyers Who pays cash, where, and how to compete with a mortgage. Read > Market Topics AI wealth Where AI-era money actually lands in SF housing, and where it does not. Read > Market Topics House, condo, or TIC Three different markets, not three price points on one. Read > Looking for the bi-weekly issues? They live on the blog . A question that isn't here yet? Ask me directly. New topics come from real client questions. Text Paulo Ask Paulo Read the FAQ Or call (408) 834-9161 - paulo@levelupgroup.com

## Temas del Mercado de San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/temas/

Temas Los grandes temas del mercado, en un solo lugar Páginas de referencia que responden una pregunta completa y se actualizan cada semana con los datos, a diferencia de las ediciones del blog, que son fotos fechadas de una quincena. Temas del Mercado El sobreprecio en San Francisco Cuánto sobre lo pedido se venden realmente las casas, dónde y por qué. Leer > Temas del Mercado El mercado de condominios El carril lento se calienta, y sigue siendo donde el comprador tiene palanca. Leer > Temas del Mercado Compradores en efectivo Quién paga en efectivo, dónde, y cómo competir con hipoteca. Leer > Temas del Mercado La riqueza de la IA Dónde cae de verdad el dinero de la era IA, y dónde no. Leer > Temas del Mercado Casa, condominio o TIC Tres mercados distintos, no tres precios del mismo mercado. Leer > ¿Busca las ediciones quincenales? Están en Ediciones . ¿Una pregunta que no está aquí? Dígamela. Los temas nuevos salen de las preguntas reales de los clientes. Envíe un texto a Paulo Preguntar a Paulo Preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## San Francisco Overbidding: How Far Over Asking Homes Really Sell | Paulo Serna
URL: https://www.pauloserna.com/topics/san-francisco-overbidding/

Market Topics San Francisco overbidding, explained Most houses here sell over asking. Most of what that phrase implies is wrong. The real numbers, where they concentrate, and how to use them. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group - CA DRE# 02150409 - Updated August 2026 - Data through July 11, 2026 The direct answer: yes, most San Francisco houses sell over asking, but "over asking" is mostly a pricing convention, not free money. Over the trailing year through July 2026, the citywide house median cleared about 103.6% of list. In the strongest districts the median house cleared more than 45 points over list; in several condo segments homes sold at list or below. If you remember one thing: budget and negotiate from closed prices, not list prices. The current read, data through July 11, 2026 Citywide house sale-to-list, trailing year: about 103.6% of list. Strongest lane: Sunset and Parkside houses cleared a median 146.8% of list on 50 sales in a roughly 40-day window; 96% sold over asking; median 11 days on market; median price $1.95M. Weakest lanes: District 9 condos (SoMa, Mission Bay, South Beach) sold right at list, about 100%, on 300 sales; Van Ness corridor condos about 98.7% of list with roughly 20% selling over asking, versus 45% citywide. The extreme end, June 2026: the group of houses that sold at least $1M over list cleared a median 144% of list in a median 9 days (median list $3.5M, median sale $4.95M). March through June produced 133 such sales. What "over asking" actually measures The honest metric is sale-to-list: the closed price divided by the final list price, taken home by home, reported as a median. It mixes two very different things: real competition (more buyers than homes) and pricing strategy (listing below the number everyone expects). San Francisco runs heavily on the second. In June 2026, within the trophy segment, median list prices rose about 7% year over year while median sale prices rose about 24%. The list stayed anchored while the market ran, and the gap between them is exactly what gets reported as "over asking." Where overbidding is strongest The biggest overbids in the city are not in the most expensive districts. They are in the substitute lanes: the Sunset, Parkside, and their neighbors, where a buyer priced out of Noe or the Richmond goes next. Those districts have posted the highest sale-to-list in the city in every year of the past decade; list-low pricing at a mid price point is a longstanding structure there, not a 2026 arrival. What made 2026 notable is the intensity: 146.8% of list on a strong 50-sale sample, with three quarters of sales clearing 120% or more. Where it barely exists Condos tell the opposite story. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking, and the Van Ness corridor cleared about 98.7% of list even with heavier-than-average cash. Same city, same month, opposite market. This is why a citywide overbid headline should never drive an individual offer or pricing decision. The extreme end, and what it does to averages The spring of 2026 produced a run of trophy-level overbids: houses selling a million dollars or more over list, mostly long-held homes in the Richmond, the central spine from Noe to Cole, and Pacific Heights, trading at a median near $5M. The single widest overbid of the year listed at $1.495M across from Ocean Beach and sold for $3.5M in cash, 234% of list. These sales are real, and they also drag every average upward. Across all June house sales the cash share was 29%; inside the million-over group it was 54%. What this means if you're buying Budget from closed prices in your target lane, not from list prices. In the Sunset and Parkside the median house cleared 47 points over list, so a $1.5M list is not a $1.5M house. Ask your agent for the last 90 days of closed sale-to-list on the specific streets you're shopping, and decide your ceiling before you fall for a property. My write-up of offer strategy covers how terms and timing compete when price alone can't. What this means if you're selling "Sold over asking" is a marketing sentence, not extra equity. What matters is the closed price against what comparable homes actually closed at. List-low can produce speed and competition in the right lane and backfire in the wrong one; the corridor condos listing low still closed below list. Pricing is a strategy decision, and it starts from your segment's real sale-to-list, which is the subject of how to price your home . Related reading Issue #12: Why homes sell over asking Issue #11: After the overbid Issue #10: A million over asking Issue #03: Where the overbids are How to get your offer accepted Paulo's Pulse, the research lab behind these numbers Methodology note Every figure here comes from closed MLS sales, processed through Paulo's POTM data engine and first published in the blog issues cited above, each with its own data-through date. Medians, not averages. Data is deemed reliable but not guaranteed and is subject to correction and revision. Want a read on your specific block and budget? Citywide medians don't buy houses. Let's talk about yours. Text Paulo Talk to Paulo Read the blog Or call (408) 834-9161 - paulo@levelupgroup.com

## Sobreprecio en San Francisco: Cuánto Sobre lo Pedido se Venden las Casas | Paulo Serna
URL: https://www.pauloserna.com/es/temas/sobreprecio-en-san-francisco/

Temas del Mercado El sobreprecio en San Francisco, explicado La mayoría de las casas aquí se venden sobre lo pedido. La mayor parte de lo que esa frase implica es falsa. Los números reales, dónde se concentran y cómo usarlos. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group - CA DRE# 02150409 - Actualizado en agosto de 2026 - Datos hasta el 11 de julio de 2026 La respuesta directa: sí, la mayoría de las casas en San Francisco se venden sobre lo pedido, pero "sobre lo pedido" es en gran parte una convención de precios, no dinero gratis. En el año móvil hasta julio de 2026, la mediana citywide de las casas cerró cerca del 103.6% del precio de lista. En los distritos más fuertes la casa mediana cerró más de 45 puntos sobre lista; en varios segmentos de condominios se vendió en lista o por debajo. Si recuerda una sola cosa: presupueste y negocie con precios cerrados, no con precios de lista. La lectura actual, datos hasta el 11 de julio de 2026 Venta-a-lista citywide de casas, año móvil: cerca del 103.6% de lista. El carril más fuerte: las casas del Sunset y Parkside cerraron una mediana de 146.8% de lista sobre 50 ventas en una ventana de unos 40 días; el 96% se vendió sobre lo pedido; mediana de 11 días en mercado; precio mediano $1.95M. Los carriles más débiles: los condominios del Distrito 9 (SoMa, Mission Bay, South Beach) se vendieron justo en lista, cerca del 100%, sobre 300 ventas; los del corredor de Van Ness cerca del 98.7% de lista, con solo un 20% sobre lo pedido contra 45% citywide. El extremo, junio de 2026: el grupo de casas que se vendieron al menos $1M sobre lista cerró una mediana de 144% de lista en una mediana de 9 días (lista mediana $3.5M, venta mediana $4.95M). De marzo a junio hubo 133 ventas así. Qué mide realmente "sobre lo pedido" La métrica honesta es venta-a-lista: el precio cerrado dividido por el precio de lista final, casa por casa, reportado como mediana. Mezcla dos cosas muy distintas: competencia real (más compradores que casas) y estrategia de precios (listar por debajo del número que todos esperan). San Francisco corre mucho sobre la segunda. En junio de 2026, dentro del segmento alto, las listas medianas subieron cerca del 7% interanual mientras las ventas medianas subieron cerca del 24%. La lista quedó anclada mientras el mercado corría, y esa brecha es exactamente lo que se reporta como "sobre lo pedido". Dónde es más fuerte el sobreprecio Los sobreprecios más grandes no están en los distritos más caros. Están en los carriles sustitutos: el Sunset, Parkside y sus vecinos, adonde va el comprador que ya no alcanza Noe o el Richmond. Esos distritos han tenido la venta-a-lista más alta de la ciudad todos los años de la última década; listar bajo en un punto de precio medio es una estructura de largo plazo, no una novedad de 2026. Lo notable de 2026 es la intensidad: 146.8% de lista sobre una muestra fuerte de 50 ventas, con tres cuartas partes cerrando 120% o más. Dónde casi no existe Los condominios cuentan la historia opuesta. Solo el 37 al 43% de los condominios de SoMa, Mission Bay y el centro se vendieron sobre lo pedido, y el corredor de Van Ness cerró cerca del 98.7% de lista incluso con más efectivo que el promedio. La misma ciudad, el mismo mes, el mercado opuesto. Por eso un titular citywide de sobreprecio nunca debe decidir una oferta o un precio individual. El extremo, y lo que le hace a los promedios La primavera de 2026 produjo una corrida de sobreprecios de nivel trofeo: casas vendidas un millón de dólares o más sobre lista, en su mayoría casas de larga tenencia en el Richmond, la columna central de Noe a Cole y Pacific Heights, con mediana cerca de $5M. El sobreprecio más ancho del año listó en $1.495M frente a Ocean Beach y se vendió en $3.5M en efectivo, 234% de lista. Esas ventas son reales, y también arrastran todos los promedios hacia arriba. En todas las ventas de casas de junio la parte en efectivo fue 29%; dentro del grupo del millón fue 54%. Qué significa si usted compra Presupueste con precios cerrados en su carril objetivo, no con precios de lista. En el Sunset y Parkside la casa mediana cerró 47 puntos sobre lista, así que una lista de $1.5M no es una casa de $1.5M. Pídale a su agente los últimos 90 días de venta-a-lista cerrada en las calles específicas donde busca, y decida su techo antes de enamorarse de una propiedad. Mi guía de estrategia de oferta cubre cómo compiten los términos y los tiempos cuando el precio solo no alcanza. Qué significa si usted vende "Se vendió sobre lo pedido" es una frase de marketing, no capital extra. Lo que importa es el precio cerrado contra lo que realmente cerraron las casas comparables. Listar bajo puede producir velocidad y competencia en el carril correcto y fallar en el incorrecto; los condominios del corredor listaron bajo y aún así cerraron debajo de lista. El precio es una decisión de estrategia, y empieza por la venta-a-lista real de su segmento, que es el tema de cómo fijar el precio de su casa . Lectura relacionada Edición #12: Por qué las casas se venden sobre lo pedido Edición #11: Después del sobreprecio Edición #10: Un millón sobre lo pedido Edición #03: Dónde están los sobreprecios Cómo lograr que acepten su oferta Pulso de Paulo, el laboratorio detrás de estos números Nota de metodología Todas las cifras provienen de ventas cerradas de la MLS, procesadas por el motor de datos POTM de Paulo y publicadas primero en las ediciones del blog citadas arriba, cada una con su fecha de corte. Se usan medianas, no promedios. Los datos se consideran confiables pero no están garantizados y pueden corregirse o revisarse. ¿Quiere una lectura para su situación específica? Los promedios de la ciudad no compran casas. Hablemos de la suya. Envíe un texto a Paulo Hablar con Paulo Leer las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## The San Francisco Condo Market: Prices, Competition, and Where the Leverage Is | Paulo Serna
URL: https://www.pauloserna.com/topics/san-francisco-condo-market/

Market Topics The San Francisco condo market, explained Houses are a competition; condos are a negotiation. The slower lane of San Francisco's two-speed market is warming, and it is still where buyers hold leverage. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group - CA DRE# 02150409 - Updated August 2026 - Data through July 11, 2026 The direct answer: San Francisco runs a two-speed market, and condos are the slower lane, which cuts both ways. Over the 90 days through June 30, 2026, the typical house sold for about 124% of its asking price; the typical condo sold for about 101%. That gap is the whole story: houses are a competition, condos are a negotiation. And the condo lane is warming, not falling: condos crossed above asking in May for the first time in a long while. The current read, data through July 11, 2026 Condo sale-to-list, 90 days through June 30: about 101.5% of list, versus 124.2% for houses. Share of condos selling over asking: about 57%, up from about 40% in the same window a year earlier. Houses went from 78% to 86% in the same period. Median condo sale: about $1.30M, in about 15 days. May 2026 supply squeeze: active condo listings 584, down from 905 a year earlier; pending sales 305, up from 242. Price per square foot hit $1,166, climbing since January after six years of downward pressure. The soft pocket: only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking; the Van Ness corridor cleared about 98.7% of list. The turn, and what actually turned In May 2026 condos sold at 101.4% of list, above asking for the first time in years, on sharply tighter supply: 584 active listings against 905 a year before, with pendings up. The share of condos selling over asking jumped from roughly 40% to 57% year over year. That is a real recovery in competition, but keep it in proportion: 57% over asking is barely more than a coin flip, while houses run 86%. The condo market warmed; it did not catch up. One market, very different lanes Averages hide the split. Downtown, SoMa, and Mission Bay remain the city's clearest negotiation zone: only 37 to 43% of those condos sold over asking, and Van Ness corridor condos cleared about 98.7% of list even carrying heavier cash than the citywide condo average. Meanwhile west-side condos behave differently: Central Richmond condos sat near $1.43M, essentially flat, while Inner Sunset condos rose 17.4% to $1.375M, though on 23 sales, a thin sample worth watching rather than banking on. The rent backdrop Two-bedroom rents near $5,500, up roughly 20% in a year per the Zumper data cited in Issue #02, quietly strengthen the buy case for condos: the rent-versus-own math moved in ownership's favor faster than condo prices did. What this means if you're buying Condos are where a well-prepared buyer still has leverage in this city. With 57% selling over asking, negotiation is live: contingencies, credits, and time are all still on the table in the slower buildings, especially downtown. The building matters as much as the unit: HOA financials, reserves, and litigation history drive long-term cost, which is the subject of what HOA dues actually cover . And if a lower price point tempts you toward a TIC, understand the difference first: condo vs. TIC . What this means if you're selling Selling a condo is not like selling a house here, and pricing like a house is the classic mistake. With roughly half of condos negotiating below or at list, your lane's actual sale-to-list matters more than the citywide headline. Presentation and pricing to the building's real comps decide the outcome; see how to price your home and how to prepare it . Related reading Issue #07: The two-speed market Issue #02: The condo turn Issue #11: After the overbid Topic: San Francisco overbidding What HOA dues actually cover Paulo's Pulse, the research lab behind these numbers Methodology note Every figure here comes from closed MLS sales, processed through Paulo's POTM data engine and first published in the blog issues cited above, each with its own data-through date. Medians, not averages. Data is deemed reliable but not guaranteed and is subject to correction and revision. Want a read on your specific block and budget? Citywide medians don't buy houses. Let's talk about yours. Text Paulo Talk to Paulo Read the blog Or call (408) 834-9161 - paulo@levelupgroup.com

## El Mercado de Condominios en San Francisco: Precios, Competencia y Dónde Está la Palanca | Paulo Serna
URL: https://www.pauloserna.com/es/temas/mercado-de-condominios-en-san-francisco/

Temas del Mercado El mercado de condominios en San Francisco, explicado Las casas son una competencia; los condominios, una negociación. El carril lento del mercado de dos velocidades se está calentando, y sigue siendo donde el comprador tiene palanca. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group - CA DRE# 02150409 - Actualizado en agosto de 2026 - Datos hasta el 11 de julio de 2026 La respuesta directa: San Francisco corre un mercado de dos velocidades, y los condominios son el carril lento, lo cual corta en ambos sentidos. En los 90 días hasta el 30 de junio de 2026, la casa típica se vendió cerca del 124% de lo pedido; el condominio típico, cerca del 101%. Esa brecha es toda la historia: las casas son una competencia, los condominios una negociación. Y el carril de condominios se está calentando, no cayendo: cruzaron sobre lo pedido en mayo por primera vez en mucho tiempo. La lectura actual, datos hasta el 11 de julio de 2026 Venta-a-lista de condominios, 90 días hasta el 30 de junio: cerca del 101.5%, contra 124.2% de las casas. Condominios vendidos sobre lo pedido: cerca del 57%, desde cerca del 40% un año antes. Las casas pasaron de 78% a 86% en el mismo período. Venta mediana de condominio: cerca de $1.30M, en unos 15 días. El apretón de oferta de mayo 2026: 584 listados activos contra 905 un año antes; ventas pendientes 305 contra 242. El precio por pie cuadrado llegó a $1,166, subiendo desde enero tras seis años de presión a la baja. La bolsa suave: solo el 37 al 43% de los condominios de SoMa, Mission Bay y el centro se vendieron sobre lo pedido; el corredor de Van Ness cerró cerca del 98.7% de lista. El giro, y qué giró realmente En mayo de 2026 los condominios se vendieron al 101.4% de lista, sobre lo pedido por primera vez en años, con oferta mucho más ajustada: 584 listados activos contra 905 el año anterior, y pendientes al alza. La proporción vendida sobre lo pedido saltó de cerca del 40% al 57% interanual. Es una recuperación real de la competencia, pero en proporción: 57% es apenas más que una moneda al aire, mientras las casas corren al 86%. El mercado de condominios se calentó; no alcanzó al de casas. Un mercado, carriles muy distintos Los promedios esconden la división. El centro, SoMa y Mission Bay siguen siendo la zona de negociación más clara de la ciudad: solo el 37 al 43% de esos condominios se vendió sobre lo pedido, y los del corredor de Van Ness cerraron cerca del 98.7% de lista aun con más efectivo que el promedio citywide de condominios. Los condominios del lado oeste se comportan distinto: los de Central Richmond quedaron cerca de $1.43M, esencialmente planos, mientras los del Inner Sunset subieron 17.4% a $1.375M, aunque sobre 23 ventas, una muestra delgada para observar, no para apostar. El telón de fondo de las rentas Rentas de dos habitaciones cerca de $5,500, un 20% más en un año según los datos de Zumper citados en la Edición #02, fortalecen en silencio el caso de compra para condominios: la matemática de rentar contra ser dueño se movió a favor de la propiedad más rápido que los precios. Qué significa si usted compra Los condominios son donde un comprador preparado aún tiene palanca en esta ciudad. Con el 57% vendiéndose sobre lo pedido, la negociación está viva: contingencias, créditos y tiempo siguen sobre la mesa en los edificios más lentos, sobre todo en el centro. El edificio importa tanto como la unidad: finanzas de la HOA, reservas e historial de litigios definen el costo de largo plazo, tema de qué cubren las cuotas de HOA . Y si un precio menor lo tienta hacia un TIC, entienda primero la diferencia: ¿condominio o TIC? Qué significa si usted vende Vender un condominio no es como vender una casa aquí, y ponerle precio como a una casa es el error clásico. Con cerca de la mitad de los condominios negociando en lista o por debajo, la venta-a-lista real de su carril importa más que el titular citywide. La presentación y el precio contra los comparables reales del edificio deciden el resultado; vea cómo fijar el precio y cómo prepararla . Lectura relacionada Edición #07: El mercado de dos velocidades Edición #02: El giro de los condominios Edición #11: Después del sobreprecio Tema: El sobreprecio en San Francisco Qué cubren las cuotas de HOA Pulso de Paulo, el laboratorio detrás de estos números Nota de metodología Todas las cifras provienen de ventas cerradas de la MLS, procesadas por el motor de datos POTM de Paulo y publicadas primero en las ediciones del blog citadas arriba, cada una con su fecha de corte. Se usan medianas, no promedios. Los datos se consideran confiables pero no están garantizados y pueden corregirse o revisarse. ¿Quiere una lectura para su situación específica? Los promedios de la ciudad no compran casas. Hablemos de la suya. Envíe un texto a Paulo Hablar con Paulo Leer las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Cash Buyers in San Francisco: Who Pays Cash, Where, and How to Compete | Paulo Serna
URL: https://www.pauloserna.com/topics/cash-buyers-san-francisco/

Market Topics Cash buyers in San Francisco, explained A third of the city closes in cash, but the share is a price-tier story. Where cash rules, where loans still win, and what that means for your offer. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group - CA DRE# 02150409 - Updated August 2026 - Data through July 11, 2026 The direct answer: about a third of San Francisco home sales close in cash, 33% over the trailing 12 months, and the share climbs steeply with price: roughly 30% under $1M, about half from $3M to $5M, and nearly two thirds above $5M. If you're financing, you are not locked out; below $3M, most buyers still use a loan. What changes is how your offer has to compete. The current read, data through July 11, 2026 Citywide cash share: 33.0% of sales over the trailing 12 months; 31.4% over the last 30 days. By price tier, 12-month: under $1M, 30.3%; $1M to $2M, 27.9%; $2M to $3M, 33.2%; $3M to $5M, 51.4%; $5M and up, 62.8%. By place, 2026 house sales: Pacific Heights ran 62% cash and Noe 52%, while Glen Park ran 13% and the Excelsior and Portola about 18%. The trophy end: inside June's group of houses that sold $1M+ over list, 54% were cash. How "cash" is measured here These figures use a strict definition: the share of closed sales where financing was actually reported, with sale-to-list outliers above 200% and quarantined data rows excluded. That discipline matters because looser definitions inflate the cash story. When a sample is thin, it gets labeled, not argued from. Cash is a price-tier story The tier table is the whole picture in miniature. Under $2M, cash runs below 30% and a strong financed offer competes every week. From $3M up, cash is the norm: more than half of $3M to $5M sales and nearly two thirds above $5M closed without a loan. The city's cash story is mostly a luxury story, concentrated exactly where the trophy overbids live; inside June's million-over group, 54% paid cash. And a neighborhood story The same split shows up on the map. Pacific Heights houses ran 62% cash this year and Noe 52%, while Glen Park ran 13% and the Excelsior and Portola about 18%. The substitute lanes where overbidding is fiercest are largely financed markets: real competition there comes from other loan-carrying buyers, not from all-cash money. One nuance: Van Ness corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, and still sell near 98.7% of list. Cash presence alone does not make a market hot. Competing against cash with a mortgage Below $3M you usually are not bidding against cash; you are bidding against other financed buyers, and preparation wins: full underwriting upfront, appraisal strategy thought through before the offer, clean timelines, and terms that reduce the seller's uncertainty. Where cash is dominant, above $3M and in the trophy lanes, certainty is the currency, so the financed offer has to buy certainty another way. The playbook is in how to get your offer accepted and offer strategy . What this means if you're selling A cash offer is worth something, not everything. Its value is certainty and speed, and that value depends on your situation: a clean financed offer at a higher price often nets more than a discounted cash one. Price tier tells you what mix of buyers to expect; below $2M, structure your sale for financed buyers because that is who is coming. Related reading Issue #05: Who's paying cash Issue #10: A million over asking Issue #11: After the overbid Topic: San Francisco overbidding How to get your offer accepted Paulo's Pulse, the research lab behind these numbers Methodology note Every figure here comes from closed MLS sales, processed through Paulo's POTM data engine and first published in the blog issues cited above, each with its own data-through date. Medians, not averages. Data is deemed reliable but not guaranteed and is subject to correction and revision. Want a read on your specific block and budget? Citywide medians don't buy houses. Let's talk about yours. Text Paulo Talk to Paulo Read the blog Or call (408) 834-9161 - paulo@levelupgroup.com

## Compradores en Efectivo en San Francisco: Quién Paga, Dónde y Cómo Competir | Paulo Serna
URL: https://www.pauloserna.com/es/temas/compradores-en-efectivo-en-san-francisco/

Temas del Mercado Compradores en efectivo en San Francisco, explicado Un tercio de la ciudad cierra en efectivo, pero la proporción es una historia de rangos de precio. Dónde manda el efectivo, dónde aún gana el préstamo, y qué significa para su oferta. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group - CA DRE# 02150409 - Actualizado en agosto de 2026 - Datos hasta el 11 de julio de 2026 La respuesta directa: cerca de un tercio de las ventas de vivienda en San Francisco cierra en efectivo, 33% en los últimos 12 meses, y la proporción sube con el precio: cerca del 30% bajo $1M, la mitad entre $3M y $5M, y casi dos tercios arriba de $5M. Si usted financia, no está fuera del juego; bajo $3M, la mayoría compra con préstamo. Lo que cambia es cómo tiene que competir su oferta. La lectura actual, datos hasta el 11 de julio de 2026 Efectivo citywide: 33.0% de las ventas en los últimos 12 meses; 31.4% en los últimos 30 días. Por rango de precio, 12 meses: bajo $1M, 30.3%; $1M a $2M, 27.9%; $2M a $3M, 33.2%; $3M a $5M, 51.4%; $5M o más, 62.8%. Por lugar, ventas de casas 2026: Pacific Heights corrió 62% en efectivo y Noe 52%, mientras Glen Park corrió 13% y el Excelsior y Portola cerca del 18%. El extremo trofeo: dentro del grupo de junio de casas vendidas $1M+ sobre lista, el 54% fue en efectivo. Cómo se mide "efectivo" aquí Estas cifras usan una definición estricta: la proporción de ventas cerradas donde el financiamiento fue reportado de verdad, excluyendo atipicos de venta-a-lista sobre 200% y filas de datos en cuarentena. Esa disciplina importa porque las definiciones sueltas inflan la historia del efectivo. Cuando una muestra es delgada, se etiqueta, no se usa para argumentar. El efectivo es una historia de rangos de precio La tabla por rangos es todo el cuadro en miniatura. Bajo $2M, el efectivo corre debajo del 30% y una oferta financiada fuerte compite todas las semanas. De $3M hacia arriba, el efectivo es la norma: más de la mitad de las ventas de $3M a $5M y casi dos tercios arriba de $5M cerraron sin préstamo. La historia del efectivo en la ciudad es sobre todo una historia de lujo, concentrada exactamente donde viven los sobreprecios trofeo; dentro del grupo del millón de junio, el 54% pagó en efectivo. Y una historia de vecindarios La misma división aparece en el mapa. Las casas de Pacific Heights corrieron 62% en efectivo este año y Noe 52%, mientras Glen Park corrió 13% y el Excelsior y Portola cerca del 18%. Los carriles sustitutos donde el sobreprecio es más feroz son mercados mayormente financiados: la competencia real ahí viene de otros compradores con préstamo, no de dinero todo-efectivo. Un matiz: los condominios del corredor de Van Ness cargan más efectivo que el promedio citywide de condominios, cerca del 42% contra 37%, y aun así se venden cerca del 98.7% de lista. La presencia de efectivo por sí sola no hace caliente un mercado. Competir contra efectivo con hipoteca Bajo $3M usted normalmente no compite contra efectivo; compite contra otros compradores financiados, y gana la preparación: suscripción completa por adelantado, estrategia de avaluó pensada antes de la oferta, tiempos limpios y términos que reduzcan la incertidumbre del vendedor. Donde el efectivo domina, arriba de $3M y en los carriles trofeo, la certeza es la moneda, y la oferta financiada tiene que comprar certeza de otra manera. El plan está en cómo lograr que acepten su oferta y en estrategia de oferta . Qué significa si usted vende Una oferta en efectivo vale algo, no todo. Su valor es certeza y velocidad, y ese valor depende de su situación: una oferta financiada limpia a mayor precio muchas veces deja más que una en efectivo con descuento. Su rango de precio le dice qué mezcla de compradores esperar; bajo $2M, estructure su venta para compradores financiados, porque esos son los que vienen. Lectura relacionada Edición #05: Quién paga en efectivo Edición #10: Un millón sobre lo pedido Edición #11: Después del sobreprecio Tema: El sobreprecio en San Francisco Cómo lograr que acepten su oferta Pulso de Paulo, el laboratorio detrás de estos números Nota de metodología Todas las cifras provienen de ventas cerradas de la MLS, procesadas por el motor de datos POTM de Paulo y publicadas primero en las ediciones del blog citadas arriba, cada una con su fecha de corte. Se usan medianas, no promedios. Los datos se consideran confiables pero no están garantizados y pueden corregirse o revisarse. ¿Quiere una lectura para su situación específica? Los promedios de la ciudad no compran casas. Hablemos de la suya. Envíe un texto a Paulo Hablar con Paulo Leer las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## AI Wealth and San Francisco Real Estate: Where the Money Actually Lands | Paulo Serna
URL: https://www.pauloserna.com/topics/ai-wealth-san-francisco-real-estate/

Market Topics AI wealth and San Francisco real estate The offices filled. The condos next door did not. Here is where AI-era capital is really landing in San Francisco housing, and where it is not. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group - CA DRE# 02150409 - Updated August 2026 - Data through July 11, 2026 The direct answer: AI money is real in the San Francisco housing market, but it is not arriving where most commentary says it is. It shows up at the very top of the detached house market, and it arrives as cash rather than as mortgages from newly hired engineers. The condos closest to the new AI offices have been the softest segment in the city. If you remember one thing: this is a capital story, not a payroll story, and the two behave very differently. The current read June 2026: about 45 homes closed at least $1M over list. 80% were single-family houses, 36 of the 45 sat in just three districts, and 54% of that group paid cash against 29% of all house buyers (Issue #10). The $5M-plus segment runs on cash: roughly two thirds of those sales close with no loan, and four of the five busiest $5M-plus months on record landed in the first half of 2026 (Issue #09). In May 2026 the $5M-plus house median was $7.95M at about 36% financed, selling in a median 10 days (Issue #01). AI firms signed about 3.4M square feet of office leases in Q1 2026, while tech employment actually declined in 2025 (Issue #01). The condos nearest those offices, in SoMa, Mission Bay and downtown, were the softest lane in the city, with only about 37 to 43% selling over asking (Issue #01). Trophy house lanes cleared a median 124% of list at a $3.20M median with 46% cash; the substitute lanes one tier down cleared 131% at a $1.95M median with 31% cash (Issue #11). Where AI money actually shows up Follow the cash share, because that is the cleanest fingerprint. Across all June 2026 house sales, 29% closed without a loan. Inside the group that sold at least a million over list, 54% did. At $5M and above, roughly two thirds close with no loan at all. A buyer who needs a mortgage is constrained by income and rates; a buyer paying cash is spending accumulated equity, and equity is what a liquidity event produces. That is why the AI effect reads most clearly at the top of the house market and barely at all in the entry tiers. Where it does not show up: the corridor condo gap This is the nuance most coverage misses, and it has held for months. The high-rise condos beside the new AI offices, in SoMa, Mission Bay and the downtown corridor, have consistently been the weakest segment in San Francisco: about 37 to 43% selling over asking while the citywide figure ran far higher, and near-list pricing even when the corridor carried heavier-than-average cash. Offices filled up. The condos next door did not. Anyone who tells you AI money is lifting downtown condos should be asked for the closed sales. Capital, not payroll The distinction matters for anyone making a five-year decision. AI firms leased about 3.4M square feet in the first quarter of 2026, but tech employment in the city declined in 2025. Leases are a bet on future headcount. Housing demand from headcount arrives later, through people who need a mortgage and a commute. What is moving the market right now is capital and existing equity, which concentrates in fewer households and buys larger homes. If broad hiring follows, the demand profile changes shape and the corridor condos are where it would land first. That has not happened yet. The trophy overbid is partly a pricing tactic Do not read the headline percentages as pure AI demand. The 45 homes that cleared a million over list in June sold at a median 144% of list, from a median list of $3.5M to a median sale of $4.95M, in a median nine days. A home does not organically sell 44 points over its own asking price. Those list prices were set low on purpose to start a bidding war, which is a longstanding and legal strategy here. The demand is real; the size of the "over asking" number is in meaningful part a listing decision. The full breakdown lives in the overbidding topic . What this means if you're buying If you are shopping below about $3M with financing, you are competing with other financed buyers, not with AI liquidity. Budget from closed prices in your lane and ignore the trophy headlines. If you are shopping the corridor condos, you are in the one lane where the city still hands a buyer leverage, and where the upside case depends on hiring following the capital. That is a real possibility and an unproven one, so size the position accordingly and read the HOA and building finances hard. What this means if you're selling A detached house in a trophy or substitute lane is selling into the strongest demand in a decade, and correct preparation and pricing are what convert it. A corridor condo is not, and pricing it to the citywide house headline will cost you weeks. Price to your building and your block. The pricing guide works through how. What would change this read Three things worth watching, in order of how much they would matter: sustained AI hiring in the city rather than leasing alone; the corridor condo sale-to-list moving up toward the citywide line; and the cash share at the top falling back toward the citywide average, which would suggest the liquidity wave has passed. None of the three had happened as of this update. Related reading Issue #01: The AI-era spring market Issue #10: A million over asking Issue #11: After the overbid Topic: San Francisco overbidding Topic: Cash buyers in San Francisco Topic: The San Francisco condo market Paulo's Pulse, the research lab behind these numbers Methodology note Every figure here comes from closed MLS sales, processed through Paulo's POTM data engine and first published in the blog issues cited above, each with its own data-through date. Medians, not averages. Data is deemed reliable but not guaranteed and is subject to correction and revision. Want a read on your specific block and budget? Citywide medians don't buy houses. Let's talk about yours. Text Paulo Talk to Paulo Read the blog Or call (408) 834-9161 - paulo@levelupgroup.com

## La Riqueza de la IA y los Bienes Raíces en San Francisco: Dónde Cae el Dinero | Paulo Serna
URL: https://www.pauloserna.com/es/temas/riqueza-de-la-ia-y-bienes-raices-en-san-francisco/

Temas del Mercado La riqueza de la IA y los bienes raíces en San Francisco Las oficinas se llenaron. Los condominios de al lado no. Aquí está dónde cae de verdad el capital de la era IA en la vivienda de San Francisco, y dónde no. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group - CA DRE# 02150409 - Actualizado en agosto de 2026 - Datos hasta el 11 de julio de 2026 La respuesta directa: el dinero de la IA es real en el mercado de vivienda de San Francisco, pero no está llegando donde la mayoría de los comentarios dice. Aparece en la parte más alta del mercado de casas unifamiliares, y llega en efectivo, no como hipotecas de ingenieros recién contratados. Los condominios más cercanos a las nuevas oficinas de IA han sido el segmento más débil de la ciudad. Si recuerda una sola cosa: esta es una historia de capital, no de nómina, y las dos se comportan muy distinto. La lectura actual Junio de 2026: unas 45 viviendas cerraron al menos $1M por encima del precio de lista. El 80% eran casas unifamiliares, 36 de las 45 estaban en solo tres distritos, y el 54% de ese grupo pagó en efectivo, frente al 29% de todos los compradores de casa (Edición #10). El segmento de $5M o más funciona con efectivo: cerca de dos tercios de esas ventas cierran sin préstamo, y cuatro de los cinco meses más activos de $5M o más en el registro ocurrieron en la primera mitad de 2026 (Edición #09). En mayo de 2026 la mediana de casas de $5M o más fue de $7.95M con cerca del 36% financiado y una mediana de 10 días en el mercado (Edición #01). Las empresas de IA firmaron unos 3.4 millones de pies cuadrados de arrendamientos de oficina en el primer trimestre de 2026, mientras que el empleo tecnológico de hecho bajó en 2025 (Edición #01). Los condominios más cercanos a esas oficinas, en SoMa, Mission Bay y el centro, fueron el carril más suave de la ciudad, con solo cerca del 37% al 43% vendiéndose sobre lo pedido (Edición #01). Los carriles de casas de prestigio alcanzaron una mediana de 124% del precio de lista con mediana de $3.20M y 46% en efectivo; los carriles sustitutos, un escalón abajo, alcanzaron 131% con mediana de $1.95M y 31% en efectivo (Edición #11). Dónde aparece realmente el dinero de la IA Siga la proporción de efectivo, porque es la huella más limpia. En todas las ventas de casas de junio de 2026, el 29% cerró sin préstamo. Dentro del grupo que se vendió al menos un millón sobre lo pedido, fue el 54%. De $5M para arriba, cerca de dos tercios cierran sin ningún préstamo. Un comprador que necesita hipoteca está limitado por su ingreso y por las tasas; un comprador en efectivo está gastando capital acumulado, y ese capital es lo que produce un evento de liquidez. Por eso el efecto de la IA se lee con claridad en la cima del mercado de casas y casi nada en los niveles de entrada. Dónde no aparece: la brecha de los condominios del corredor Este es el matiz que casi toda la cobertura pasa por alto, y se ha mantenido durante meses. Los condominios en torres junto a las nuevas oficinas de IA, en SoMa, Mission Bay y el corredor del centro, han sido consistentemente el segmento más débil de San Francisco: cerca del 37% al 43% vendiéndose sobre lo pedido mientras la cifra de toda la ciudad corría muy por encima, y precios cercanos a la lista incluso cuando el corredor cargó más efectivo que el promedio. Las oficinas se llenaron. Los condominios de al lado no. A quien le diga que el dinero de la IA está levantando los condominios del centro, pídale las ventas cerradas. Capital, no nómina La distinción importa para cualquiera que tome una decisión a cinco años. Las empresas de IA arrendaron unos 3.4 millones de pies cuadrados en el primer trimestre de 2026, pero el empleo tecnológico en la ciudad bajó en 2025. Un arrendamiento es una apuesta a contrataciones futuras. La demanda de vivienda que viene de las contrataciones llega después, a través de personas que necesitan hipoteca y un trayecto al trabajo. Lo que mueve el mercado hoy es capital y patrimonio existente, que se concentra en menos hogares y compra casas más grandes. Si después llegan las contrataciones amplias, el perfil de demanda cambia de forma y los condominios del corredor son donde aterrizaría primero. Eso todavía no ha pasado. El sobreprecio de las casas trofeo es en parte una táctica de precio No lea los porcentajes de titular como demanda pura de IA. Las 45 viviendas que superaron el millón sobre lo pedido en junio se vendieron a una mediana de 144% del precio de lista, de una lista mediana de $3.5M a una venta mediana de $4.95M, en una mediana de nueve días. Una casa no se vende de forma orgánica 44 puntos por encima de su propio precio pedido. Esos precios de lista se fijaron bajos a propósito para iniciar una guerra de ofertas, una estrategia antigua y legal aquí. La demanda es real; el tamaño del número "sobre lo pedido" es, en parte importante, una decisión de listado. El desglose completo está en el tema del sobreprecio . Qué significa si usted está comprando Si busca por debajo de unos $3M con financiamiento, compite contra otros compradores financiados, no contra la liquidez de la IA. Presupueste desde precios cerrados en su carril e ignore los titulares de las casas trofeo. Si busca en los condominios del corredor, está en el único carril donde la ciudad todavía le da palanca al comprador, y donde el caso alcista depende de que las contrataciones sigan al capital. Esa es una posibilidad real y no comprobada, así que dimensione su posición en consecuencia y revise a fondo la HOA y las finanzas del edificio. Qué significa si usted está vendiendo Una casa unifamiliar en un carril de prestigio o sustituto se vende hacia la demanda más fuerte en una década, y la preparación y el precio correctos son lo que la convierten. Un condominio del corredor no, y fijarle el precio con el titular de las casas de toda la ciudad le costará semanas. Ponga precio a su edificio y a su cuadra. La guía de precio explica cómo. Qué cambiaría esta lectura Tres cosas que vale la pena vigilar, en orden de importancia: contrataciones sostenidas de IA en la ciudad y no solo arrendamientos; que la relación de venta a lista de los condominios del corredor suba hacia la línea de la ciudad; y que la proporción de efectivo en la cima baje hacia el promedio citadino, lo que sugeriría que la ola de liquidez ya pasó. Ninguna de las tres había ocurrido a la fecha de esta actualización. Lectura relacionada Edición #01: El mercado de primavera en la era IA Edición #10: Un millón sobre lo pedido Edición #11: Después del sobreprecio Tema: El sobreprecio en San Francisco Tema: Compradores en efectivo Tema: El mercado de condominios Pulso de Paulo, el laboratorio detrás de estos números Nota de metodología Todas las cifras provienen de ventas cerradas de la MLS, procesadas por el motor de datos POTM de Paulo y publicadas primero en las ediciones del blog citadas arriba, cada una con su fecha de corte. Se usan medianas, no promedios. Los datos se consideran confiables pero no están garantizados y pueden corregirse o revisarse. ¿Quiere una lectura para su situación específica? Los promedios de la ciudad no compran casas. Hablemos de la suya. Envíe un texto a Paulo Hablar con Paulo Leer las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## House vs Condo vs TIC in San Francisco: Three Markets, Not Three Prices | Paulo Serna
URL: https://www.pauloserna.com/topics/san-francisco-single-family-condo-tic-market/

Market Topics House, condo, or TIC in San Francisco Same city, three different contests. What each ownership structure really costs you, and which one fits the way you want to live. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group - CA DRE# 02150409 - Updated August 2026 - Data through July 11, 2026 The direct answer: in San Francisco these are three different markets, not three price points on one market. Houses run hot, condos sell close to asking, and TICs trade at a discount that exists for structural reasons, not because they are worse homes. The competition gap between houses and everything else is the widest thing in the local data. Pick the ownership structure first, then shop the price. The current read 90 days through June 30, 2026 (Issue #07): houses a $2.15M median at 124.2% of list, 86.1% over asking, 12 days on market, 700 sales. Condos a $1.30M median at 101.5% of list, 57.0% over asking, 15 days, 672 sales. Trailing year through July 11, 2026 (Issue #09): houses a $1.875M median, up 13.6%, 79.7% over asking, 30.3% cash, 2,253 sales. Condos a $1.20M median, up 4.6%, 45.5% over asking, 21 days, 37.1% cash, 2,393 sales. Trailing twelve months through May 2026 (Issue #01): TICs a $1.06M median, down 4.1% year over year, 37 days on market, 50% over asking. Two-to-four-plus unit buildings a $2.0M median, up 6.7%. Three property types, three ownership structures The price differences follow the ownership differences, so start there. A single-family house is fee simple: you own the land and the structure, there is no board and no shared wall. A condominium is fee simple ownership of your unit plus an undivided share of the common areas, governed by an HOA with dues, reserves and rules. A tenancy in common is different in kind: several owners hold undivided fractional interests in one deed to the whole building, and a written TIC agreement, not a recorded map, assigns who occupies which unit. That single structural fact drives most of what follows. I walk through it property by property in condo vs TIC and the TIC agreement versus HOA documents . The competition gap Over the same 90 days, the typical house sold about 24 points over its asking price and the typical condo sold about one point over. On the blunter measure, 86.1% of houses cleared list against 57.0% of condos. Both lanes warmed up over the prior year, houses from about 78.6% to 86.1% over asking and condos from about 40.3% to 57.0%, but houses pulled away and the gap widened. TICs sit in between on that measure, at about 50% over asking, and take far longer to sell: a median 37 days against 13 for houses in the same window. Why houses run hottest This part is interpretation, and I want to label it that way. A San Francisco house is the scarcer and more contested thing: land, no shared walls, no HOA, no board, and a deep pool of buyers who want exactly that. Condos are more numerous, carry monthly dues, and include the softest corner of the city in the corridor towers. TICs carry the additional friction described below. Scarce supply plus deep demand is the whole recipe for bidding two dozen points over list. Why TICs trade at a discount A TIC is usually the least expensive way to buy in a given building or block, and the discount is compensation for real differences: financing is typically a fractional TIC loan rather than a conforming mortgage, which affects rate and lender choice; the co-owners share a written agreement that governs occupancy, maintenance and what happens when someone wants out; and converting to condominium status in San Francisco is tightly restricted, so a TIC should be underwritten as a TIC rather than as a condo in waiting. None of that makes a TIC a bad purchase. It makes it a purchase where the paperwork matters as much as the property, and where you want a lender and an attorney who do these regularly. I am not a lender or an attorney; route those questions to the people who are. Which one fits you Buy a house if you want control, no board, and no shared structure, and if you can carry both the price and the maintenance of an older building. Buy a condo if you want a lower entry price with professional management, and read the HOA reserves, the litigation history and the dues trend before you fall for the unit; see the HOA dues guide . Buy a TIC if the discount is meaningful to you, the building's co-owners and agreement look sound, and you have financing lined up that fits the structure. What this means if you're buying Decide the structure before you decide the neighborhood, because the structure sets your financing, your monthly carry and your competition. Then budget from closed prices in that specific lane. A buyer comparing a $1.3M condo to a $1.3M house is not comparing like with like, and the house will almost certainly cost more than its list price while the condo may not. What this means if you're selling Price to your property type, not to the citywide headline. The house number and the condo number have been telling different stories for over a year, and a condo priced against the house market sits. If you are selling a TIC, expect a longer marketing period and prepare the agreement, the financials and the financing story up front, because that is what buyers and their lenders will stall on. Related reading Issue #07: The two-speed market Issue #09: The mid-year mark Issue #01: The AI-era spring market Guide: Buying a condo vs a TIC Guide: The TIC agreement vs HOA documents Guide: HOA dues and fees Topic: The San Francisco condo market Paulo's Pulse, the research lab behind these numbers Methodology note Every figure here comes from closed MLS sales, processed through Paulo's POTM data engine and first published in the blog issues cited above, each with its own data-through date. Medians, not averages. Data is deemed reliable but not guaranteed and is subject to correction and revision. Want a read on your specific block and budget? Citywide medians don't buy houses. Let's talk about yours. Text Paulo Talk to Paulo Read the blog Or call (408) 834-9161 - paulo@levelupgroup.com

## Casa, Condominio o TIC en San Francisco: Tres Mercados, No Tres Precios | Paulo Serna
URL: https://www.pauloserna.com/es/temas/casa-condominio-o-tic-en-san-francisco/

Temas del Mercado Casa, condominio o TIC en San Francisco La misma ciudad, tres contiendas distintas. Lo que cada estructura de propiedad le cuesta de verdad, y cuál encaja con la forma en que quiere vivir. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group - CA DRE# 02150409 - Actualizado en agosto de 2026 - Datos hasta el 11 de julio de 2026 La respuesta directa: en San Francisco estos son tres mercados distintos, no tres niveles de precio de un mismo mercado. Las casas corren calientes, los condominios se venden cerca del precio pedido, y los TIC se negocian con un descuento que existe por razones estructurales, no porque sean peores viviendas. La brecha de competencia entre las casas y todo lo demás es lo más amplio en los datos locales. Elija primero la estructura de propiedad y después compare precios. La lectura actual 90 días hasta el 30 de junio de 2026 (Edición #07): casas con mediana de $2.15M al 124.2% del precio de lista, 86.1% sobre lo pedido, 12 días en el mercado, 700 ventas. Condominios con mediana de $1.30M al 101.5%, 57.0% sobre lo pedido, 15 días, 672 ventas. Año móvil hasta el 11 de julio de 2026 (Edición #09): casas con mediana de $1.875M, alza de 13.6%, 79.7% sobre lo pedido, 30.3% en efectivo, 2,253 ventas. Condominios con mediana de $1.20M, alza de 4.6%, 45.5% sobre lo pedido, 21 días, 37.1% en efectivo, 2,393 ventas. Doce meses móviles hasta mayo de 2026 (Edición #01): TIC con mediana de $1.06M, baja de 4.1% interanual, 37 días en el mercado, 50% sobre lo pedido. Edificios de dos a cuatro o más unidades con mediana de $2.0M, alza de 6.7%. Tres tipos de propiedad, tres estructuras de titularidad Las diferencias de precio siguen a las diferencias de titularidad, así que empiece ahí. Una casa unifamiliar es fee simple: usted es dueño del terreno y de la estructura, no hay junta ni pared compartida. Un condominio es propiedad fee simple de su unidad más una parte indivisa de las áreas comunes, gobernada por una HOA con cuotas, reservas y reglas. Un tenancy in common es distinto en su naturaleza: varios propietarios tienen participaciones fraccionarias indivisas en una sola escritura de todo el edificio, y un acuerdo TIC por escrito, no un mapa registrado, asigna quién ocupa cada unidad. Ese solo hecho estructural explica casi todo lo que sigue. Lo recorro caso por caso en condominio o TIC y en el acuerdo TIC frente a los documentos de la HOA . La brecha de competencia En los mismos 90 días, la casa típica se vendió unos 24 puntos por encima de su precio pedido y el condominio típico se vendió cerca de un punto por encima. En la medida más simple, el 86.1% de las casas superó la lista frente al 57.0% de los condominios. Los dos carriles se calentaron respecto al año previo, las casas de cerca de 78.6% a 86.1% sobre lo pedido y los condominios de cerca de 40.3% a 57.0%, pero las casas se despegaron y la brecha se amplió. Los TIC quedan en medio en esa medida, cerca del 50% sobre lo pedido, y tardan mucho más en venderse: una mediana de 37 días frente a 13 de las casas en la misma ventana. Por qué las casas corren más calientes Esta parte es interpretación, y quiero etiquetarla así. Una casa en San Francisco es lo más escaso y disputado: terreno, sin paredes compartidas, sin HOA, sin junta, y una reserva profunda de compradores que quieren exactamente eso. Los condominios son más numerosos, cargan cuotas mensuales, e incluyen el rincón más suave de la ciudad en las torres del corredor. Los TIC cargan la fricción adicional descrita abajo. Oferta escasa más demanda profunda es toda la receta para pujar dos docenas de puntos sobre la lista. Por qué los TIC se negocian con descuento Un TIC suele ser la forma menos cara de comprar en un edificio o cuadra determinada, y el descuento compensa diferencias reales: el financiamiento suele ser un préstamo TIC fraccionario y no una hipoteca conforme, lo que afecta la tasa y la elección de prestamista; los copropietarios comparten un acuerdo escrito que gobierna la ocupación, el mantenimiento y qué pasa cuando alguien quiere salir; y convertir a condominio en San Francisco está muy restringido, así que un TIC debe evaluarse como TIC y no como un condominio en espera. Nada de eso hace que un TIC sea mala compra. Lo convierte en una compra donde el papeleo importa tanto como la propiedad, y donde conviene un prestamista y un abogado que los manejen con regularidad. Yo no soy prestamista ni abogado; dirija esas preguntas a quienes sí lo son. Cuál le conviene Compre una casa si quiere control, sin junta y sin estructura compartida, y si puede sostener el precio y el mantenimiento de un edificio antiguo. Compre un condominio si quiere un precio de entrada más bajo con administración profesional, y lea las reservas de la HOA, el historial de litigios y la tendencia de las cuotas antes de enamorarse de la unidad; vea la guía de cuotas de HOA . Compre un TIC si el descuento le resulta significativo, si los copropietarios y el acuerdo se ven sólidos, y si tiene financiamiento adecuado a la estructura. Qué significa si usted está comprando Decida la estructura antes que el vecindario, porque la estructura fija su financiamiento, su costo mensual y su competencia. Después presupueste desde precios cerrados en ese carril específico. Un comprador que compara un condominio de $1.3M con una casa de $1.3M no está comparando lo mismo, y la casa casi con seguridad costará más que su precio de lista mientras que el condominio quizá no. Qué significa si usted está vendiendo Ponga precio a su tipo de propiedad, no al titular de toda la ciudad. La cifra de las casas y la de los condominios llevan más de un año contando historias distintas, y un condominio con precio de mercado de casas se queda parado. Si vende un TIC, cuente con un periodo de mercadeo más largo y prepare el acuerdo, los estados financieros y la historia del financiamiento desde el inicio, porque ahí es donde se atoran los compradores y sus prestamistas. Lectura relacionada Edición #07: El mercado de dos velocidades Edición #09: El punto medio del año Edición #01: El mercado de primavera en la era IA Guía: Condominio o TIC Guía: El acuerdo TIC frente a los documentos de la HOA Guía: Cuotas de HOA Tema: El mercado de condominios Pulso de Paulo, el laboratorio detrás de estos números Nota de metodología Todas las cifras provienen de ventas cerradas de la MLS, procesadas por el motor de datos POTM de Paulo y publicadas primero en las ediciones del blog citadas arriba, cada una con su fecha de corte. Se usan medianas, no promedios. Los datos se consideran confiables pero no están garantizados y pueden corregirse o revisarse. ¿Quiere una lectura para su situación específica? Los promedios de la ciudad no compran casas. Hablemos de la suya. Envíe un texto a Paulo Hablar con Paulo Leer las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## New Condo Developments in San Francisco | Verified Directory | Paulo Serna
URL: https://www.pauloserna.com/new-developments/

New Developments New condo developments in San Francisco. A working directory of 97 new-construction condominium buildings, each one checked against the developer's, the architect's, and the city's own records. Find one on the map, or filter by area. Touring a building? Register me before your first visit so your representation is protected, usually at no cost to you. Why that matters Where they actually are Hover a dot for the name and address, click it to open the building. The area filter below works on the map too. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way All areas Transbay & East Cut South Beach & the Embarcadero Mission Bay Dogpatch & Potrero Hill SoMa & Yerba Buena The Mission Hayes Valley & Civic Center Castro, Duboce Triangle & Cole Valley Pacific Heights, Marina & North Downtown, Nob Hill & Van Ness West & Southwest San Francisco Elsewhere in San Francisco 1 Hawthorne 1 Hawthorne St - SoMa 2010 - 165 homes - EHDD Architecture 1001 Seventeenth 1001 17th St - Potrero Hill 2016 - 26 homes 1050 Valencia 1050 Valencia St - Mission District 12 homes - Stephen Antonaros Architect 1145 Polk 1145 Polk St - Polk Gulch 54 homes 1188 Valencia 1188 Valencia St - Mission District 2016 - 49 homes - RG Architecture 1198 Valencia 1198 Valencia St - Mission District 52 homes 1238 Sutter 1238 Sutter St - Lower Nob Hill/Van Ness corridor 2018 - 37 homes 1288 Howard 1288 Howard St - SoMa 146 homes - LDP Architecture 1400 Mission 1400 Mission St - SoMa/Mid-Market 2016 - 190 homes - Brand + Allen Architects 1433 Bush 1433 Bush St - Lower Nob Hill 32 homes - Alan Tse 1450 Franklin 1450 Franklin St - Lower Pacific Heights/Van Ness corridor 2017 - 67 homes - BDE Architecture 1515 15th 1515 15th St - Mission District/Potrero Hill 2014 - 40 homes - Stanley Saitowitz | Natoma Architects 1598 Bay 1598 Bay St - Marina 2018 - 28 homes - BDE Architecture 1600 Market Street 1600 Market St - Hayes Valley/Duboce Triangle 24 homes - Forum Design Ltd. 1645 Pacific 1645 Pacific Ave - Polk Gulch/Russian Hill 2014 - 39 homes - Richard Beard Architects 181 Fremont 181 Fremont St - Transbay/East Cut 2018 - 67 homes - Heller Manus Architects 1868 Van Ness Ave 1868 Van Ness Ave - Van Ness corridor 2000 Ellis 2000 Ellis St - Anza Vista 2177 Third 2177 Third St - Dogpatch 2020 - 114 homes - Woods Bagot 2238 Market 2238 Market St - Duboce Triangle 2022 - 44 homes - BAR Architects 288 Pacific 288 Pacific Ave - Jackson Square 2018 - 33 homes - Handel Architects 300 Cornwall 300 Cornwall St - Inner Richmond 2013 - 6 homes - Kennerly Architecture and Planning 300 Ivy 300 Ivy St - Hayes Valley 2014 - David Baker Architects 311 Grove 311 Grove St - Hayes Valley 2020 - 8 homes - Edmonds + Lee Architects 3333 California 3333 California St - Presidio Heights/Laurel Heights Under construction - 744 homes - BAR Architects 35 Dolores 35 Dolores St - Mission Dolores/Duboce Triangle 2015 - 37 homes - Levy Design Partners 3500 19th Street 3500 19th St - Mission District 2014 - 17 homes - Sternberg Benjamin Architects 388 Fulton 388 Fulton St - Hayes Valley 2016 - 69 homes - David Baker Architects 400 Grove 400 Grove St - Hayes Valley 2015 - 34 homes - Fougeron Architecture 411 Valencia 411 Valencia St - Mission District 450 Hayes 450 Hayes St - Hayes Valley 2016 - 41 homes - Handel Architects 6 Mint Plaza 6 Mint Plaza - SoMa 700 36th Ave 700 36th Ave - Outer Richmond 2021 - 6 homes - Shatara Architecture 719 Larkin 719 Larkin St - Tenderloin/Little Saigon 42 homes 750 2nd Street 750 2nd St - South Beach 2012 - 14 homes - Gould Evans Baum Thornley 8 Octavia 8 Octavia St - Hayes Valley 47 homes - Stanley Saitowitz | Natoma Architects 815 Tennessee St 815 Tennessee St - Dogpatch 2018 - 69 homes - BDE Architecture 829 Folsom 829 Folsom St - SoMa 2010 - 69 homes - FORMA LLC 870 Harrison 870 Harrison St - SoMa 22 homes 901 Tennessee 901 Tennessee St - Dogpatch 2019 - 44 homes - Workshop1 950 Tennessee 950 Tennessee St - Dogpatch 2020 - 100 homes - Handel Architects 99 Rausch 99 Rausch St - SoMa 112 homes - BAR Architects & Interiors Amero 1501 Filbert St - Cow Hollow 27 homes Arden 708-718 Long Bridge St - Mission Bay 2015 - 267 homes - Chris Dikeakos Architects Crimson 1490 Ocean Ave - Ingleside 15 homes Elevant 555 Golden Gate Ave - Civic Center 55 homes - RG Architecture Four Seasons Private Residences 706 Mission St - SoMa/Yerba Buena 2021 - 158 homes - Handel Architects Fulton 555 555 Fulton St - Hayes Valley 139 homes - Ian Birchall and Associates Icon 2299 Market St - Castro 18 homes - Ian Birchall and Associates Jones Homes SoMa Knox 645 Texas St - Potrero Hill 2017 - 91 homes - BDE Architecture La Maison 241 10th St - SoMa 28 homes Laguna Hayes 580 Hayes St - Hayes Valley 29 homes - Sternberg Benjamin Architects Linea 8 Buchanan St - Hayes Valley/Duboce Triangle 2014 - 115 homes - Bernardo Fort-Brescia Lumina 201 Folsom St - South Beach 2015 - Arquitectonica Luxe 1650 Broadway St - Pacific Heights 34 homes - Forum Design M@1875 1875 Mission St - Mission District Maison Au Pont 2448 Lombard St - Marina 43 homes - RG Architecture Millwheel North 1275 Indiana St - Dogpatch 39 homes Mira 280 Spear St - South Beach 2020 - 392 homes - Studio Gang Murano 3131 Pierce St - Cow Hollow 2021 - 22 homes - Handel Architects Noir San Francisco Ocean Avenue West 1117 Ocean Ave - Ingleside One Franklin 1 Franklin St - Hayes Valley 35 homes One Mission Bay 1000 Third St - Mission Bay One Steuart Lane 1 Steuart Ln - South Beach 2020 - 120 homes - Skidmore OneEleven 588 Minna St - SoMa Onyx 300-310 Carolina St - Potrero Hill Park Lane 1100 Sacramento St - Nob Hill Ritz-Carlton Residences 690 Market St - Financial District 2007 - Burnham and Root original 1890 building Rockwell 1688 Pine St - Lower Pacific Heights Kwan Henmi Rowan 346 Potrero Ave - Potrero Hill/Mission District 2016 - Handel Architects Sapphire 252 9th St - SoMa Serif 950 Market St - SoMa 2022 - 242 homes - Handel Architects Seventy2 72 Townsend St - South Beach 74 homes Sol Lux Alpha 685 Florida St - Mission District 4 homes Stage 1075 1075 Market St - SoMa 2018 - 90 homes - Levy Design Partners Summit 800 800 Brotherhood Way - Parkmerced/Ingleside 182 homes The 36 3620 Cesar Chavez St - Mission District Sternberg Benjamin Architects The Alexandria 369 18th Ave - Outer Richmond 43 homes - Elevation Architects The Austin 1545 Pine St - Van Ness corridor 2017 - 100 homes - BDE Architecture The Avery 488 Folsom St - Transbay/East Cut 2019 - 118 homes - OMA The Century 2200 Market St - Duboce Triangle/Castro 22 homes The Crescent on Nob Hill 875 California St - Nob Hill 2020 - 44 homes - Robert A.M. Stern Architects The District 2655 Bush St - Lower Pacific Heights 2016 - KTGY The Harrison 401 Harrison St - South Beach 2014 - 299 homes - Solomon Cordwell Buenz The Heights 2829 California St - Pacific Heights 2013 - 13 homes - RG Architecture The Monarch 51 Innes St - Hunters Point/Bayview The Nopa 1811 Turk St - NoPa (North of Panhandle) 7 homes The Pacific 2121 Webster St - Pacific Heights 2016 - Handel Architects The Palace at Washington Square 1731 Powell St - North Beach 2018 The San Francisco Shipyard 52 Kirkwood Ave - Hunters Point/Bayview Under construction The Stanyan 1 Stanyan St - Lone Mountain/Inner Richmond 2018 - 13 homes - Sternberg Benjamin Architects The Westerly 2800 Sloat Blvd - Outer Sunset Union House 1515 Union St - Russian Hill/Van Ness corridor 2020 - 41 homes - Handel Architects V20 899 Valencia St - Mission District Kerman Morris Architects Vida 2558 Mission St - Mission District 2014 - 114 homes - Kwan Henmi Availability and pricing change constantly, so they live with me rather than on the page. Ask for the current read on any building. Why this list is shorter than the ones you have seen Most San Francisco new-development directories copy each other. In August 2026 I checked every building in mine against the developer's, the architect's, and the city's own records, and took out the entries that did not survive it. Some were rental apartment buildings listed as condominiums. One was an office tower. Several were projects that were approved years ago and never built, including one where a gas station still operates on the site. A directory that lists buildings you cannot buy into is not a resource, it is noise. What is left here is what is real, with the facts I could actually source and nothing I could not. Bring your own agent before you tour. When you visit a new-development sales gallery in San Francisco without representation, the on-site team works for the developer, not for you, and many buildings will ask you to sign away your right to separate representation before they show you a unit. Have me register and accompany you on your first visit and you keep an advocate on your side of the table, usually at no cost to you. Schedule your visit before you go. Why a new development is different Buying new construction is not like buying a resale home. The people in the sales gallery are talented and helpful, and they work for the developer. The contract is the developer's contract. The HOA budget is new and largely untested. The amenities are real, and so are the dues that pay for them. None of that is a reason to avoid new buildings; plenty are excellent. It is a reason to walk in with your own representation, read everything carefully, and price the specific unit against what is actually closing nearby. That is the help I offer here: register you with the building so your representation is protected, accompany you to showings, read the HOA and the warranty with you, and give you an honest read on value, including when the honest answer is a resale down the block or simply waiting. What I check in any new building The HOA budget and reserves. The developer's track record, including any construction-defect history on their past projects. The warranty. Exactly what the dues cover, and how they are likely to move once the developer hands the association over to owners. Then we price the specific unit against what is actually closing nearby, not against the gallery's pro-forma. My construction background is most useful in that first part, and I do not give legal or tax advice; for those I will point you to the right professional. Where the numbers on these pages come from Each building page shows what has actually closed inside that building over the last 24 months, drawn from my own San Francisco MLS database rather than from a portal. Medians, never averages, because one penthouse moves an average and tells you nothing. Where a building has had too few sales to support a median, the page says so and shows the count instead of inventing precision. Asking prices and current availability stay off these pages on purpose, because they go stale within days. New-development questions, answered The questions buyers actually ask me before touring a new building in San Francisco. Do I need my own agent to buy a new-construction condo in San Francisco? You are not required to, but it is almost always in your interest. The sales staff in the gallery represent the developer. Bringing your own agent gives you someone reading the contract, the HOA budget, and the comparable sales on your behalf. Just register me with the building on or before your first visit, since several developers will not honor outside representation if you tour on your own first. Who pays my agent on a new development? In most new-construction sales the developer's marketing budget covers the buyer-side commission, so having me represent you typically costs you nothing extra. I will always confirm the specific terms for a given building in writing before you rely on them. Should I register with the sales office myself? Register, but let me do it with you or for you first. If you sign in alone, some buildings treat you as an unrepresented buyer for that property from then on. One message to me before your visit protects your ability to have representation. New construction or a resale condo, which is better? It depends on what you value. New construction offers warranties, modern systems, and amenities, but often higher HOA dues and less negotiating room early in sales. Resale can offer more negotiating leverage and a track record on the building. I will walk through the trade-offs for your situation honestly, including when the answer is to wait. What should I look at in a new building's HOA? Reserves, the budget, the developer's track record, any construction-defect history on the developer's past projects, what the dues actually cover, and how dues are likely to move once the developer hands the HOA over to owners. This is where careful review matters most, and where my construction background helps. I do not give legal or tax advice; for those questions I will point you to the right professional. Why are some San Francisco buildings missing from this directory? Because a directory is only useful if the entries are real. In August 2026 I audited every building here against the developer's, architect's, and city's own records and removed the ones that turned out to be rental apartment buildings, office towers, or projects that were approved and never built. Several widely copied condo directories still list all of them. If a building you are looking for is not here, ask me and I will tell you what it actually is. Planning to tour a new building? Message me before you visit the gallery. I'll register you, come to the showing, and protect your representation, usually at no cost to you. Text Paulo Explore neighborhoods How I help buyers Or call (408) 834-9161 - paulo@levelupgroup.com

## 1 Hawthorne | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1-hawthorne/

New development - SoMa 1 Hawthorne The bottom eight stories are precast concrete and limestone, sized and detailed to sit alongside the older brick industrial buildings around it. The residential tower rises out of that base, so the building reads as two things at once, a low neighbor at the sidewalk and a tower from a few blocks away. The roof holds a garden with outdoor cooking and dining, facing downtown and the Bay Bridge. 1 Hawthorne St - SoMa, San Francisco The building, in brief Address 1 Hawthorne St Neighborhood SoMa, San Francisco Developer Jackson Pacific Ventures Architect EHDD Architecture Completed 2010 Stories 24 Homes 165 What has actually sold here 18 closed sales in 1 Hawthorne in the last 24 months, the most recent in July 2026. 72 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $914 Yerba Buena: $901 Median HOA dues $1,500 a month Yerba Buena: $1,422 a month Median days on market 50 Yerba Buena: 50 Cash buyers 10 of 13 sales where financing was reported Median price per square foot $914 This building $901 Yerba Buena Median HOA dues $1,500 This building $1,422 Yerba Buena Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1 Hawthorne in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1 Hawthorne Look at homes on more than one level here, because a floor inside the eight story base and a floor up in the tower give you very different light and views. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1 Hawthorne Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1 Hawthorne? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1001 Seventeenth | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1001-seventeenth/

New development - Potrero Hill 1001 Seventeenth Potrero Hill, four stories, twenty six homes, finished around 2016. That is very nearly everything the public record holds on this building. No developer page survives, no architect claims it, and the trade press never covered it. 1001 17th St - Potrero Hill, San Francisco The building, in brief Address 1001 17th St Neighborhood Potrero Hill, San Francisco Completed 2016 Stories 4 Homes 26 What has actually sold here 3 closed sales in 1001 Seventeenth in the last 24 months, the most recent in April 2026. 31 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,002 Potrero Hill: $1,013 Median HOA dues $494 a month Potrero Hill: $635 a month Median days on market 58 Potrero Hill: 19 Median price per square foot $1,002 This building $1,013 Potrero Hill Median HOA dues $494 This building $635 Potrero Hill Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1001 Seventeenth in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1001 Seventeenth With no developer or architect on record, the HOA's reserve study and the last three years of minutes are the only real read on how this building has been run. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1001 Seventeenth Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1001 Seventeenth? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1050 Valencia | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1050-valencia/

New development - Mission District 1050 Valencia The fight here was about parking, specifically that there is none. In May 2015 a Superior Court judge halted construction after finding the Board of Appeals had abused its discretion, and work later resumed at five stories. The ground floor holds roughly 3,300 square feet of commercial space under four residential levels. 1050 Valencia St - Mission District, San Francisco The building, in brief Address 1050 Valencia St Neighborhood Mission District, San Francisco Developer Valencia Hill LLC Architect Stephen Antonaros Architect Stories 5 Homes 12 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1050 Valencia in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1050 Valencia There is no automobile parking in this building, so price out a nearby space or a monthly garage rate before you get attached to a floor plan. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1050 Valencia Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1050 Valencia? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1145 Polk | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1145-polk/

New development - Polk Gulch 1145 Polk What this address is, exactly, is unsettled. It now appears on rental portals under the name Oran, and whether it is a condominium regime is not something I can confirm. What is clear is what it replaced: a three story building on the west side of Polk Street that housed the Hemlock Tavern. 1145 Polk St - Polk Gulch, San Francisco The building, in brief Address 1145 Polk St Neighborhood Polk Gulch, San Francisco Developer Dolmen Property Group Homes 54 Worth knowing first. This address now appears on rental portals under the name Oran. Whether it is a condominium regime is unresolved. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1145 Polk in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1145 Polk Have the recorded map and the governing documents pulled first to confirm whether this is actually a condominium, because everything else depends on that answer. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1145 Polk Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1145 Polk? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1188 Valencia | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1188-valencia/

New development - Mission District 1188 Valencia Two buildings on this stretch of Valencia carry nearly the same number, and this is the one at 1188. It is mixed use, with 49 homes over four ground floor commercial spaces and a shared roof deck, totaling roughly 74,000 square feet. Its neighbor at 1198 is a different building entirely. 1188 Valencia St - Mission District, San Francisco The building, in brief Address 1188 Valencia St Neighborhood Mission District, San Francisco Developer JS Sullivan Architect RG Architecture Completed 2016 Homes 49 Official site 1188valencia.com Worth knowing first. This is a different building from 1198 Valencia next door. The two are easy to confuse. What has actually sold here 3 closed sales in 1188 Valencia in the last 24 months, the most recent in June 2026. 21 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,021 Inner Mission: $935 Median HOA dues $608 a month Inner Mission: $600 a month Median days on market 21 Inner Mission: 34 Median price per square foot $1,021 This building $935 Inner Mission Median HOA dues $608 This building $600 Inner Mission Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1188 Valencia in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1188 Valencia Ask what the four ground floor commercial spaces are leased to and how their share of the association budget is set, since in a building this size the retail below you affects both your quiet and your dues. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1188 Valencia Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1188 Valencia? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1198 Valencia | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1198-valencia-mission-sf-new-development/

New development - Mission District 1198 Valencia Five stories and about 55 feet, with roughly 4,900 square feet of ground floor retail and shared amenities that include a fitness center, a resident lounge, a rooftop terrace, and bicycle storage. The more consequential detail is not in the amenity list. This building appears to hold a mix of homes that were sold and homes that are rented, and it sits immediately next to 1188 Valencia, a separate project. 1198 Valencia St - Mission District, San Francisco The building, in brief Address 1198 Valencia St Neighborhood Mission District, San Francisco Developer The Lurie Group Stories 5 Homes 52 Worth knowing first. This building appears to hold a mix of sold and rented homes. It sits next to 1188 Valencia, a different building, so confirm which one a listing belongs to. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1198 Valencia in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1198 Valencia Confirm two things before you spend real time on a listing here, that the address is 1198 and not 1188 next door, and whether the specific home is an ownership unit or a rental. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1198 Valencia Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1198 Valencia? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1238 Sutter | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1238-sutter-sutter-north/

New development - Lower Nob Hill/Van Ness corridor 1238 Sutter The public record on this building is thin. It holds 37 studio, one bedroom, and two bedroom condominiums, with interiors by Michael Dadario. I would rather say that plainly than pad it out. 1238 Sutter St - Lower Nob Hill/Van Ness corridor, San Francisco The building, in brief Address 1238 Sutter St Neighborhood Lower Nob Hill/Van Ness corridor, San Francisco Also known as Sutter North Completed 2018 Stories 9 Homes 37 Official site sutternorthsf.com What has actually sold here 4 closed sales in 1238 Sutter in the last 24 months, the most recent in July 2026. 29 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $964 Van Ness / Civic Center: $780 Median HOA dues $542 a month Van Ness / Civic Center: $1,090 a month Median days on market 72 Van Ness / Civic Center: 45 Median price per square foot $964 This building $780 Van Ness / Civic Center Median HOA dues $542 This building $1,090 Van Ness / Civic Center Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1238 Sutter in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1238 Sutter When there is this little published about a building, the HOA budget, the reserve study, and a year of meeting minutes will tell you more than anything you can read online. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1238 Sutter Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1238 Sutter? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1288 Howard | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1288-howard/

New development - SoMa 1288 Howard A landscaped pedestrian alley cuts through the block from Howard Street to Natoma Street, lined with homes and crossed overhead by second floor bridges. That passage, not the street frontage, is the organizing idea of the project. Of the 146 homes, 129 are market rate condominiums and 17 are on site affordable units, alongside about 14,000 square feet of commercial space. 1288 Howard St - SoMa, San Francisco The building, in brief Address 1288 Howard St Neighborhood SoMa, San Francisco Developer March Capital Management Architect LDP Architecture Stories 5 Homes 146 What has actually sold here 16 closed sales in 1288 Howard in the last 24 months, the most recent in June 2026. 57 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,192 South of Market: $753 Median HOA dues $443 a month South of Market: $706 a month Median days on market 12 South of Market: 40 Cash buyers 2 of 16 sales where financing was reported Median price per square foot $1,192 This building $753 South of Market Median HOA dues $443 This building $706 South of Market Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1288 Howard in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1288 Howard If you are considering a home that fronts the alley, go back and stand there in the evening, because a walkway connecting two streets behaves differently at night than it does on a midday tour. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1288 Howard Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1288 Howard? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1400 Mission | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1400-mission-soma-new-development/

New development - SoMa/Mid-Market 1400 Mission Of the 190 for sale homes, 167 were built to satisfy below market rate requirements, which makes this one of the largest concentrations of below market rate ownership housing in the city. Those homes resell through the Mayor's Office of Housing lottery rather than the open market, which changes who can buy, at what price, and on what timeline. On the ground floor, hydraulic lifts stack 38 parking spaces into the footprint. 1400 Mission St - SoMa/Mid-Market, San Francisco The building, in brief Address 1400 Mission St Neighborhood SoMa/Mid-Market, San Francisco Developer Tishman Speyer with Maracor Development Architect Brand + Allen Architects Completed 2016 Stories 15 Homes 190 Worth knowing first. Most of the homes here, 167 of 190, were built as below market rate ownership units. Resale of those is restricted through the Mayor's Office of Housing lottery, which changes almost everything about how you would buy or sell one. Ask me before you assume a listing here is a normal resale. What has actually sold here 8 closed sales in 1400 Mission in the last 24 months, the most recent in July 2026. 33 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $450 South of Market: $753 Median HOA dues $604 a month South of Market: $706 a month Median days on market 174 South of Market: 40 Cash buyers 1 of 8 sales where financing was reported Median price per square foot $450 This building $753 South of Market Median HOA dues $604 This building $706 South of Market Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1400 Mission in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1400 Mission Establish first whether the unit you are looking at is one of the 167 below market rate homes or one of the 23 that are not, because that single fact changes the entire transaction. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1400 Mission Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1400 Mission? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1433 Bush | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-carlton-1433-bush/

New development - Lower Nob Hill 1433 Bush Between 2013 and 2017 this project kept getting smaller. The entitlement was revised repeatedly, and an original 47 unit proposal came out the other side as the 32 units approved in June 2017. The roughly 115 foot building stands on the former City Rent-A-Car site between Polk Street and Van Ness Avenue, with commercial space at the sidewalk, 26 parking spaces, and a roof deck facing downtown. 1433 Bush St - Lower Nob Hill, San Francisco The building, in brief Address 1433 Bush St Neighborhood Lower Nob Hill, San Francisco Also known as The Carlton Developer JS Sullivan Architect Alan Tse Stories 10 Homes 32 Official site 1433bushsf.com What has actually sold here 3 closed sales in 1433 Bush in the last 24 months, the most recent in August 2026. 16 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $995 Van Ness / Civic Center: $780 Median HOA dues $800 a month Van Ness / Civic Center: $1,090 a month Median days on market 18 Van Ness / Civic Center: 45 Median price per square foot $995 This building $780 Van Ness / Civic Center Median HOA dues $800 This building $1,090 Van Ness / Civic Center Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1433 Bush in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1433 Bush There are 26 parking spaces for 32 homes, so get it in writing whether a space is deeded to the unit you want or assigned by the association, because not every home here can have one. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1433 Bush Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1433 Bush? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1450 Franklin | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1450-franklin-in-pacific-heights/

New development - Lower Pacific Heights/Van Ness corridor 1450 Franklin The frame is steel, not the concrete most buyers assume. The tower uses a design build ConXtech system set on a three story concrete base, which is an unusual structural approach for a residential high rise in San Francisco. The base is detailed more traditionally, a reference to the antique car dealership that stood at Franklin and Bush, and the roof has outdoor dining, lounge seating, and cooking facilities. 1450 Franklin St - Lower Pacific Heights/Van Ness corridor, San Francisco The building, in brief Address 1450 Franklin St Neighborhood Lower Pacific Heights/Van Ness corridor, San Francisco Developer Village Properties Architect BDE Architecture Completed 2017 Stories 12 Homes 67 What has actually sold here 9 closed sales in 1450 Franklin in the last 24 months, the most recent in June 2026. 40 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $1,185 Van Ness / Civic Center: $780 Median HOA dues $1,167 a month Van Ness / Civic Center: $1,090 a month Median days on market 17 Van Ness / Civic Center: 45 Cash buyers 3 of 8 sales where financing was reported Median price per square foot $1,185 This building $780 Van Ness / Civic Center Median HOA dues $1,167 This building $1,090 Van Ness / Civic Center Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1450 Franklin in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1450 Franklin Have your inspector look specifically at how the steel system carries sound and vibration between floors, and spend time in the unit before you decide, since this is not the structure most buyers here have lived in. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1450 Franklin Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1450 Franklin? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1515 15th | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1515-15th/

New development - Mission District/Potrero Hill 1515 15th Stanley Saitowitz put courtyards where the rear yards would normally go. Those interior courts pull daylight deeper into the homes and open onto the ground floor commercial space. The massing is split on purpose, with vertically divided elements on 15th Street matched to the scale of the nearby Victorians and a larger volume on South Van Ness matched to the industrial buildings around it. 1515 15th St - Mission District/Potrero Hill, San Francisco The building, in brief Address 1515 15th St Neighborhood Mission District/Potrero Hill, San Francisco Also known as Fifteen Fifteen Architect Stanley Saitowitz | Natoma Architects Completed 2014 Homes 40 Official site 1515sf.com What has actually sold here 3 closed sales in 1515 15th in the last 24 months, the most recent in January 2025. 21 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $932 Inner Mission: $935 Median HOA dues $757 a month Inner Mission: $600 a month Median days on market 65 Inner Mission: 34 Median price per square foot $932 This building $935 Inner Mission Median HOA dues $757 This building $600 Inner Mission Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1515 15th in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1515 15th Visit the specific unit at the hour you are normally home, because a courtyard plan trades an open rear exposure for borrowed light and how well that works varies a great deal from one home to the next. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1515 15th Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1515 15th? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1598 Bay | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1598-bay/

New development - Marina 1598 Bay The site is just under half an acre, with parking below grade and bicycle storage. A planted roof terrace looks toward the Golden Gate Bridge. There is not much else on the public record for this building, so I will leave it there. 1598 Bay St - Marina, San Francisco The building, in brief Address 1598 Bay St Neighborhood Marina, San Francisco Developer Presidio Development Partners Architect BDE Architecture with Seidel Architects as design architect Completed 2018 Stories 4 Homes 28 What has actually sold here 1 closed sale in 1598 Bay in the last 24 months, the most recent in November 2025. 5 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1598 Bay in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1598 Bay Ask how the below grade garage is maintained and what the reserve study sets aside for it, since underground parking is one of the more expensive things a small association owns. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1598 Bay Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1598 Bay? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1600 Market Street | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1600-market-street/

New development - Hayes Valley/Duboce Triangle 1600 Market Street This building exists because of another one. Twenty three of its twenty four homes are below market rate units, built to satisfy the affordable housing requirement generated by the nearby 1998 Market Street development, and resale of those runs through the city program rather than the open market. The structure is wood frame over a concrete ground floor podium, on a corner lot of roughly 5,200 square feet where a two story building stood before. 1600 Market St - Hayes Valley/Duboce Triangle, San Francisco The building, in brief Address 1600 Market St Neighborhood Hayes Valley/Duboce Triangle, San Francisco Developer Brian Spiers Development Architect Forum Design Ltd. Stories 5 Homes 24 Worth knowing first. Twenty three of the twenty four homes here are below market rate units. Resale of those is restricted through the city program, not the open market. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1600 Market Street in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1600 Market Street Assume any home here is a restricted below market rate unit until someone shows you otherwise, because only one of the twenty four is not. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1600 Market Street Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1600 Market Street? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1645 Pacific | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1645-pacific-2/

New development - Polk Gulch/Russian Hill 1645 Pacific A 1907 automobile garage stood on this site, and portions of its original facade were kept and built into what replaced it. The rest is new construction to LEED Silver standards, with three retail spaces at street level. An interior courtyard carries a mural by San Francisco artist Zio Ziegler titled Chasing Desire. 1645 Pacific Ave - Polk Gulch/Russian Hill, San Francisco The building, in brief Address 1645 Pacific Ave Neighborhood Polk Gulch/Russian Hill, San Francisco Developer Grosvenor Architect Richard Beard Architects Completed 2014 Homes 39 What has actually sold here 4 closed sales in 1645 Pacific in the last 24 months, the most recent in June 2026. 15 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,195 Nob Hill: $1,054 Median HOA dues $907 a month Nob Hill: $1,037 a month Median days on market 9 Nob Hill: 33 Median price per square foot $1,195 This building $1,054 Nob Hill Median HOA dues $907 This building $1,037 Nob Hill Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1645 Pacific in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1645 Pacific Since part of a 1907 facade was carried into this building, ask what was actually retained behind it, who is responsible for maintaining that older fabric, and whether the association has budgeted for it. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1645 Pacific Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1645 Pacific? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 181 Fremont | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/181-fremont/

New development - Transbay/East Cut 181 Fremont Office floors occupy the lower section of the tower and the homes sit above them, an arrangement that made this the tallest mixed use building in San Francisco when it finished. It is also the only residential building with a sky bridge running directly into Salesforce Park. Residential interiors are by Orlando Diaz-Azcuy, and the amenity floor covers roughly 6,500 square feet. 181 Fremont St - Transbay/East Cut, San Francisco The building, in brief Address 181 Fremont St Neighborhood Transbay/East Cut, San Francisco Developer Jay Paul Company Architect Heller Manus Architects Completed 2018 Stories 55 Homes 67 Official site 181fremont.com What has actually sold here 14 closed sales in 181 Fremont in the last 24 months, the most recent in July 2026. 28 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,838 Yerba Buena: $901 Median HOA dues $4,177 a month Yerba Buena: $1,422 a month Median days on market 91 Yerba Buena: 50 Cash buyers 8 of 12 sales where financing was reported Median price per square foot $1,838 This building $901 Yerba Buena Median HOA dues $4,177 This building $1,422 Yerba Buena Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 181 Fremont in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 181 Fremont Because commercial floors sit underneath the homes, find out exactly how the residential association and the office side divide shared costs, shared systems, and decisions. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 181 Fremont Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 181 Fremont? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 1868 Van Ness Ave | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/1868-van-ness-ave/

New development - Van Ness corridor 1868 Van Ness Ave This is a working condominium building on the Van Ness corridor, and that is close to the limit of what can be said about it from public sources. Every search returns a listing portal rather than a developer, an architect, or a permit history. The sales record below is the honest part of this page. 1868 Van Ness Ave - Van Ness corridor, San Francisco The building, in brief Address 1868 Van Ness Ave Neighborhood Van Ness corridor, San Francisco What has actually sold here 5 closed sales in 1868 Van Ness Ave in the last 24 months, the most recent in September 2026. 28 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,359 Pacific Heights: $1,241 Median HOA dues $934 a month Pacific Heights: $848 a month Median days on market 11 Pacific Heights: 13 Cash buyers 0 of 5 sales where financing was reported Median price per square foot $1,359 This building $1,241 Pacific Heights Median HOA dues $934 This building $848 Pacific Heights Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1868 Van Ness Ave in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 1868 Van Ness Ave For a building this undocumented I would pull the recorded condominium map and the permit history from the city before writing an offer, not after. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 1868 Van Ness Ave Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 1868 Van Ness Ave? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 2000 Ellis | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/2000-ellis/

New development - Anza Vista 2000 Ellis The original sales website for this building no longer exists, and nothing authoritative replaced it. Worth knowing that the address is generally described as Anza Vista rather than Western Addition, which is how it is often filed. What it has sold for is documented; what it is made of is not. 2000 Ellis St - Anza Vista, San Francisco The building, in brief Address 2000 Ellis St Neighborhood Anza Vista, San Francisco What has actually sold here 2 closed sales in 2000 Ellis in the last 24 months, the most recent in November 2025. 13 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 2000 Ellis in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 2000 Ellis Confirm which neighborhood the comparable sales are drawn from before you accept any valuation on this one, because the Anza Vista and Western Addition labels pull different comps. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 2000 Ellis Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 2000 Ellis? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 2177 Third | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/2177-third/

New development - Dogpatch 2177 Third The five story living wall, set into a mid block setback on Third Street, is what people stop for, and it has become a fixed point on that block. Dark bronze cladding points back at the industrial past of Dogpatch. The site faces Pier 70 and Crane Cove Park, and the building was designed to target LEED Gold, which is a design goal rather than proof of a certificate in hand. 2177 Third St - Dogpatch, San Francisco The building, in brief Address 2177 Third St Neighborhood Dogpatch, San Francisco Architect Woods Bagot Completed 2020 Stories 7 Homes 114 Official site 2177third.com What has actually sold here 21 closed sales in 2177 Third in the last 24 months, the most recent in August 2026. 53 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,153 Central Waterfront / Dogpatch: $1,050 Median HOA dues $1,290 a month Central Waterfront / Dogpatch: $872 a month Median days on market 53 Central Waterfront / Dogpatch: 28 Cash buyers 9 of 20 sales where financing was reported Median price per square foot $1,153 This building $1,050 Central Waterfront / Dogpatch Median HOA dues $1,290 This building $872 Central Waterfront / Dogpatch Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 2177 Third in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 2177 Third Ask the association what the living wall costs to irrigate and maintain each year, and which line of the budget carries it. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 2177 Third Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 2177 Third? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 2238 Market | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/2238-market/

New development - Duboce Triangle 2238 Market Two of the homes are townhouses along 15th Street with private entrances and elevators inside the unit, which puts them in a different category from the 42 condominiums. Underground parking holds about 24 cars against 44 homes, plus 60 bicycle spaces. There is roughly 5,200 square feet of retail at street level, and five of the homes are designated below market rate. 2238 Market St - Duboce Triangle, San Francisco The building, in brief Address 2238 Market St Neighborhood Duboce Triangle, San Francisco Developer Prado Group and Vanke US Architect BAR Architects Completed 2022 Homes 44 What has actually sold here 7 closed sales in 2238 Market in the last 24 months, the most recent in September 2026. 33 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $1,182 Duboce Triangle: $1,197 Median HOA dues $891 a month Duboce Triangle: $513 a month Median days on market 8 Duboce Triangle: 13 Cash buyers 3 of 6 sales where financing was reported Median price per square foot $1,182 This building $1,197 Duboce Triangle Median HOA dues $891 This building $513 Duboce Triangle Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 2238 Market in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 2238 Market Establish two things in writing before you go further, whether the unit is one of the five below market rate homes, which changes the entire transaction, and whether a parking space actually comes with it. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 2238 Market Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 2238 Market? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 288 Pacific | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/288-pacific/

New development - Jackson Square 288 Pacific The Old Ship Saloon, a designated historic site at Battery and Pacific, stayed where it was, and the building steps and carves around it. Brick masonry meets metal latticework and glass curtainwall on the exterior. The vertically punched window openings answer the old warehouses of Jackson Square, one of the oldest districts in the city. 288 Pacific Ave - Jackson Square, San Francisco The building, in brief Address 288 Pacific Ave Neighborhood Jackson Square, San Francisco Developer Grosvenor Architect Handel Architects Completed 2018 Homes 33 What has actually sold here 8 closed sales in 288 Pacific in the last 24 months, the most recent in May 2026. 17 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $1,533 Financial District / Barbary Coast: $1,107 Median HOA dues $1,590 a month Financial District / Barbary Coast: $1,611 a month Median days on market 14 Financial District / Barbary Coast: 25 Cash buyers 5 of 8 sales where financing was reported Median price per square foot $1,533 This building $1,107 Financial District / Barbary Coast Median HOA dues $1,590 This building $1,611 Financial District / Barbary Coast Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 288 Pacific in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 288 Pacific Find out which units sit directly against the Old Ship Saloon parcel and go stand in those rooms yourself, at night, before you decide what the adjacency is worth to you. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 288 Pacific Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 288 Pacific? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 300 Cornwall | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/300-cornwall/

New development - Inner Richmond 300 Cornwall A narrow trapezoidal lot where three streets converge set the terms here. Instead of one block, the design breaks into separate two story volumes of wood, stucco and glass, with three interior courtyards between them. AIA San Francisco gave it a Merit Award in 2014. 300 Cornwall St - Inner Richmond, San Francisco The building, in brief Address 300 Cornwall St Neighborhood Inner Richmond, San Francisco Developer Buena Vista Builders, Inc. Architect Kennerly Architecture and Planning Completed 2013 Homes 6 What has actually sold here No home in 300 Cornwall has closed on the MLS in the last 24 months. Going further back, 1 sales are on record. A building that quiet is not necessarily a problem, but it does mean there is little recent evidence to price against. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 300 Cornwall in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 300 Cornwall With only six homes there is no cushion in the association, so read the reserve study closely and ask what happens to the budget if a single owner stops paying. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 300 Cornwall Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 300 Cornwall? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 300 Ivy | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/300-ivy/

New development - Hayes Valley 300 Ivy The parking count tells you the intent. There are 37 garage spaces and 68 bicycle spaces, about one car space for every two homes, in a project certified LEED for Homes Platinum. Shingled three story townhouses with stoops face Ivy Street while the Gough Street frontage is retail. The roof deck carries an outdoor kitchen and planters for growing food, and the landscape won a national ASLA award in 2015. 300 Ivy St - Hayes Valley, San Francisco The building, in brief Address 300 Ivy St Neighborhood Hayes Valley, San Francisco Developer Ivy Grove Partners LLC Architect David Baker Architects Completed 2014 What has actually sold here 4 closed sales in 300 Ivy in the last 24 months, the most recent in October 2026. 27 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,369 Hayes Valley: $1,099 Median HOA dues $718 a month Hayes Valley: $647 a month Median days on market 8 Hayes Valley: 16 Median price per square foot $1,369 This building $1,099 Hayes Valley Median HOA dues $718 This building $647 Hayes Valley Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 300 Ivy in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 300 Ivy Confirm in writing whether a deeded space comes with the specific unit, because the garage was never built to cover every home. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 300 Ivy Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 300 Ivy? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 311 Grove | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/311-grove/

New development - Hayes Valley 311 Grove The building is cut into two masses, one facing Grove and one facing Ivy, with a courtyard carved between them so daylight reaches the interior homes. It drops from five stories on Grove to four on Ivy to line up with the historic district streetscape. Primary circulation is an open exterior stair in that courtyard. 311 Grove St - Hayes Valley, San Francisco The building, in brief Address 311 Grove St Neighborhood Hayes Valley, San Francisco Developer DM Development Architect Edmonds + Lee Architects Completed 2020 Stories 5 Homes 8 What has actually sold here 2 closed sales in 311 Grove in the last 24 months, the most recent in January 2025. 5 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 311 Grove in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 311 Grove Walk that open stair in the rain with your hands full before you commit, since it is how you reach your door every day, and ask the association who maintains it. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 311 Grove Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 311 Grove? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 3333 California | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/3333-california/

New development - Presidio Heights/Laurel Heights 3333 California About ten acres of the former UCSF Laurel Heights campus are being rebuilt into a neighborhood branded Presidio Highlands. The full build out is roughly 744 homes plus about five acres of publicly accessible open space, retail and a childcare center. The existing Walnut Building is being adapted into affordable senior housing rather than torn down. One thing is unresolved, and it matters more than any of the above: trade coverage describes rental apartments, and no for sale component has been confirmed. 3333 California St - Presidio Heights/Laurel Heights, San Francisco The building, in brief Address 3333 California St Neighborhood Presidio Heights/Laurel Heights, San Francisco Developer Prado Group with SKS Partners Architect BAR Architects, Jensen Architects, Handel Architects and Solomon Cordwell Buenz Completed Under construction Stories 5 Homes 744 Worth knowing first. This is a large project under construction, now branded Presidio Highlands. Trade coverage describes rental apartments and no for-sale component has been confirmed. Ask me before you plan around buying here. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 3333 California in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 3333 California Talk to me before you plan around buying here, because as of now nobody has confirmed that anything in this project will be sold. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 3333 California Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 3333 California? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 35 Dolores | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/35-dolores/

New development - Mission Dolores/Duboce Triangle 35 Dolores Warehouses used by an auto repair business stood on this site first. Lumber salvaged from them was reused to build the bridge across the courtyard. Along Dolores Street the facade is pulled back from the front property line, which is what gives the second floor homes their own stoops. 35 Dolores St - Mission Dolores/Duboce Triangle, San Francisco The building, in brief Address 35 Dolores St Neighborhood Mission Dolores/Duboce Triangle, San Francisco Developer Lightner Property Group Architect Levy Design Partners Completed 2015 Stories 4 Homes 37 What has actually sold here 6 closed sales in 35 Dolores in the last 24 months, the most recent in December 2025. 19 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $1,105 Mission Dolores: $1,097 Median HOA dues $763 a month Mission Dolores: $550 a month Median days on market 19 Mission Dolores: 17 Cash buyers 1 of 5 sales where financing was reported Median price per square foot $1,105 This building $1,097 Mission Dolores Median HOA dues $763 This building $550 Mission Dolores Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 35 Dolores in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 35 Dolores Given the auto repair use that came before, ask for the environmental site records and what remediation was done before anything was built. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 35 Dolores Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 35 Dolores? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 3500 19th Street | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/3500-19th-street/

New development - Mission District 3500 19th Street Seventeen homes sit above ground floor commercial space at the corner of 19th and Valencia, in a five story building. The mix is narrow, five one bedrooms and twelve two bedrooms, so there is not much range to choose from here. 3500 19th St - Mission District, San Francisco The building, in brief Address 3500 19th St Neighborhood Mission District, San Francisco Architect Sternberg Benjamin Architects Completed 2014 Stories 5 Homes 17 What has actually sold here 2 closed sales in 3500 19th Street in the last 24 months, the most recent in March 2026. 19 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 3500 19th Street in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 3500 19th Street With commercial space directly below only seventeen homes, ask what the ground floor tenant does, what hours it keeps, and how the commercial portion is treated in the HOA budget. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 3500 19th Street Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 3500 19th Street? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 388 Fulton | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/388-fulton-in-hayes-valley/

New development - Hayes Valley 388 Fulton Thirty five of the 69 homes are studios of about 325 square feet, with 6 one bedrooms and 28 two bedrooms making up the rest. The architect calls this San Francisco's first market rate micro housing development, and that description is theirs, not an official designation. The curved facade is clad in Fireclay tile and frames a view of City Hall. Every home gets a bicycle space, and there is no conventional resident car parking. 388 Fulton St - Hayes Valley, San Francisco The building, in brief Address 388 Fulton St Neighborhood Hayes Valley, San Francisco Developer 7x7 Development Architect David Baker Architects Completed 2016 Stories 6 Homes 69 What has actually sold here 6 closed sales in 388 Fulton in the last 24 months, the most recent in October 2026. 48 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $1,178 Hayes Valley: $1,099 Median HOA dues $577 a month Hayes Valley: $647 a month Median days on market 9 Hayes Valley: 16 Cash buyers 1 of 5 sales where financing was reported Median price per square foot $1,178 This building $1,099 Hayes Valley Median HOA dues $577 This building $647 Hayes Valley Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 388 Fulton in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 388 Fulton Price monthly parking within walking distance before you fall in love with a floor plan, because this building does not park residents. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 388 Fulton Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 388 Fulton? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 400 Grove | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/400-grove-in-hayes-valley/

New development - Hayes Valley 400 Grove The street facade folds. It is a reinterpretation of the San Francisco bay window, faceted and angled to turn views toward Hayes Valley and the hills beyond. A two level opening in that facade leads into a landscaped courtyard that pulls light and ventilation into the middle of the building. 400 Grove St - Hayes Valley, San Francisco The building, in brief Address 400 Grove St Neighborhood Hayes Valley, San Francisco Developer DM Development with DDG Architect Fougeron Architecture Completed 2015 Homes 34 Official site 400grove.com What has actually sold here 4 closed sales in 400 Grove in the last 24 months, the most recent in May 2026. 13 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,059 Hayes Valley: $1,099 Median HOA dues $1,282 a month Hayes Valley: $647 a month Median days on market 14 Hayes Valley: 16 Median price per square foot $1,059 This building $1,099 Hayes Valley Median HOA dues $1,282 This building $647 Hayes Valley Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 400 Grove in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 400 Grove The angled bays and the courtyard mean no two homes here get the same light, so see several units at the same hour of the same day before you compare them. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 400 Grove Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 400 Grove? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 411 Valencia | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/411-valencia/

New development - Mission District 411 Valencia Units here trade on the MLS as condominiums, so the building plainly exists and is occupied. Beyond that the record is close to empty: no developer, no architect, no completion year that can be sourced. Some listings show the address as 411 to 415 Valencia. 411 Valencia St - Mission District, San Francisco The building, in brief Address 411 Valencia St Neighborhood Mission District, San Francisco What has actually sold here No home in 411 Valencia has closed on the MLS in the last 24 months. Going further back, 1 sales are on record. A building that quiet is not necessarily a problem, but it does mean there is little recent evidence to price against. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 411 Valencia in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 411 Valencia This is one where the county assessor and the CC&Rs will tell you more in twenty minutes than the entire internet will. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 411 Valencia Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 411 Valencia? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 450 Hayes | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/450-hayes-in-hayes-valley/

New development - Hayes Valley 450 Hayes A birch grove courtyard sits at the center of two connected four story concrete buildings, with retail along Hayes Street below. The exterior is a pattern of wood panels with bay windows scattered across it, aimed toward Patricia's Green. Some of the homes are loft style, with living areas set down a step and private gardens. 450 Hayes St - Hayes Valley, San Francisco The building, in brief Address 450 Hayes St Neighborhood Hayes Valley, San Francisco Developer DM Development with DDG Architect Handel Architects Completed 2016 Stories 4 Homes 41 What has actually sold here 5 closed sales in 450 Hayes in the last 24 months, the most recent in April 2026. 36 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,446 Hayes Valley: $1,099 Median HOA dues $959 a month Hayes Valley: $647 a month Median days on market 23 Hayes Valley: 16 Cash buyers 4 of 5 sales where financing was reported Median price per square foot $1,446 This building $1,099 Hayes Valley Median HOA dues $959 This building $647 Hayes Valley Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 450 Hayes in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 450 Hayes Wood cladding needs regular upkeep, so read the reserve study for when the facade is scheduled for work and whether the money for it has actually been set aside. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 450 Hayes Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 450 Hayes? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 6 Mint Plaza | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/6-mint-plaza-soma-condos/

New development - SoMa 6 Mint Plaza This one is a conversion, not new construction. An older building fronting the Mint Plaza pedestrian plaza, next to the Old United States Mint, was reworked into loft style residences with warehouse type windows and concrete floors. 6 Mint Plaza - SoMa, San Francisco The building, in brief Address 6 Mint Plaza Neighborhood SoMa, San Francisco Developer Veritas Investments with The Carlyle Group What has actually sold here 2 closed sales in 6 Mint Plaza in the last 24 months, the most recent in June 2026. 11 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 6 Mint Plaza in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 6 Mint Plaza In an adaptive reuse the question that matters is what is actually new, so ask for documentation of which systems were replaced, plumbing, electrical, windows, roof, and which were left in place from the original building. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 6 Mint Plaza Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 6 Mint Plaza? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 700 36th Ave | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/700-36th-ave-at-balboa/

New development - Outer Richmond 700 36th Ave Before this building went up, the corner held Bob's Mobile Station, a gas station that ran from at least the 1950s and then sat vacant for decades. Six residences now sit above roughly 3,900 square feet of ground floor commercial space, with parking in a basement garage. In a building this small, what happens with the commercial space downstairs is felt by every owner upstairs. 700 36th Ave - Outer Richmond, San Francisco The building, in brief Address 700 36th Ave Neighborhood Outer Richmond, San Francisco Architect Shatara Architecture Completed 2021 Stories 4 Homes 6 Worth knowing first. A commercial listing for the whole property described a condominium conversion that was started and not completed. Confirm the final map with the city before you treat units here as separately saleable. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 700 36th Ave in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 700 36th Ave A commercial listing for the whole property described a condominium conversion that was started and never finished, so before anything else, confirm with the city that a final map exists and that the unit you are looking at is separately saleable. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 700 36th Ave Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 700 36th Ave? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 719 Larkin | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/719-larkin-street/

New development - Tenderloin/Little Saigon 719 Larkin Every one of the 42 homes here is a one bedroom. That uniformity is unusual for a San Francisco condominium building, and it shapes both who lives in the building and who will be shopping for your unit later. Shared space is a roof deck with city views, plus storage lockers and bicycle parking. 719 Larkin St - Tenderloin/Little Saigon, San Francisco The building, in brief Address 719 Larkin St Neighborhood Tenderloin/Little Saigon, San Francisco Developer JS Sullivan Development Homes 42 Official site 719larkinsf.com What has actually sold here 1 closed sale in 719 Larkin in the last 24 months, the most recent in May 2026. 11 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 719 Larkin in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 719 Larkin Because the building is one bedrooms all the way through, your eventual buyer pool is a single type of household, so be honest with yourself about how long you will stay before your space needs change. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 719 Larkin Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 719 Larkin? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 750 2nd Street | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/750-2nd-street/

New development - South Beach 750 2nd Street The facade here is doing specific work. Terra cotta and a metal rainscreen, with balconies that reference the fire escapes of the South End Historic District around it. The environmental systems go past the certification: a rainwater bioswale with infiltration planters and solar thermal hot water panels. Inside, the plan is two homes per floor with the elevator opening directly into each one. 750 2nd St - South Beach, San Francisco The building, in brief Address 750 2nd St Neighborhood South Beach, San Francisco Developer Morgan Creek Ventures Architect Gould Evans Baum Thornley, now Multistudio Completed 2012 Stories 8 Homes 14 What has actually sold here 2 closed sales in 750 2nd Street in the last 24 months, the most recent in June 2025. 9 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 750 2nd Street in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 750 2nd Street A bioswale and solar thermal panels are equipment the HOA has to maintain over time, so ask for the reserve study and see what it actually budgets for them. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 750 2nd Street Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 750 2nd Street? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 8 Octavia | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/8-octavia-in-hayes-valley/

New development - Hayes Valley 8 Octavia Saitowitz designed this building as a contemporary counterpoint to the First Baptist Church across the street, on the gateway parcel where the elevated 101 comes down to meet the street grid at Market and Octavia Boulevard. Operable exterior louvres let each home modulate its own sunlight. The plan is organized around light filled interior courtyards rather than a single street facing wall. 8 Octavia St - Hayes Valley, San Francisco The building, in brief Address 8 Octavia St Neighborhood Hayes Valley, San Francisco Developer DM Development with DDG Architect Stanley Saitowitz | Natoma Architects Stories 8 Homes 47 What has actually sold here 3 closed sales in 8 Octavia in the last 24 months, the most recent in July 2025. 24 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $899 Hayes Valley: $1,099 Median HOA dues $1,069 a month Hayes Valley: $647 a month Median days on market 16 Hayes Valley: 16 Median price per square foot $899 This building $1,099 Hayes Valley Median HOA dues $1,069 This building $647 Hayes Valley Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 8 Octavia in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 8 Octavia The freeway and the boulevard are part of this site, not a detail of it, so visit at rush hour and in the evening with the windows open before you decide anything about a specific unit. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 8 Octavia Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 8 Octavia? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 815 Tennessee St | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/815-tennessee-st/

New development - Dogpatch 815 Tennessee St This project did not clear its site. An existing historic brick factory building was incorporated into the new construction, which keeps the building tied to the industrial fabric around it in Dogpatch. Residents share a large roof deck looking out over the city and the bay. 815 Tennessee St - Dogpatch, San Francisco The building, in brief Address 815 Tennessee St Neighborhood Dogpatch, San Francisco Developer DM Development Architect BDE Architecture Completed 2018 Homes 69 What has actually sold here 5 closed sales in 815 Tennessee St in the last 24 months, the most recent in March 2026. 44 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,086 Central Waterfront / Dogpatch: $1,050 Median HOA dues $923 a month Central Waterfront / Dogpatch: $872 a month Median days on market 23 Central Waterfront / Dogpatch: 28 Cash buyers 2 of 5 sales where financing was reported Median price per square foot $1,086 This building $1,050 Central Waterfront / Dogpatch Median HOA dues $923 This building $872 Central Waterfront / Dogpatch Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 815 Tennessee St in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 815 Tennessee St Ask what was actually kept from the old factory and what was rebuilt behind it, because retained structure and new structure are not the same thing for the HOA to maintain twenty years from now. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 815 Tennessee St Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 815 Tennessee St? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 829 Folsom | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/829-folsom/

New development - SoMa 829 Folsom Nine stories of concrete and steel wrapped around a central courtyard, with a sky terrace lounge on the roof and three levels of controlled parking below. Green features run to high performance low emissivity glazing, Energy Star appliances, low emitting materials and dual flush fixtures. The building is recorded under a different name than its address, Museum Plaza. 829 Folsom St - SoMa, San Francisco The building, in brief Address 829 Folsom St Neighborhood SoMa, San Francisco Also known as Museum Plaza HOA Architect FORMA LLC Completed 2010 Stories 9 Homes 69 Official site 829folsom.com What has actually sold here 6 closed sales in 829 Folsom in the last 24 months, the most recent in October 2026. 32 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $751 Yerba Buena: $901 Median HOA dues $1,113 a month Yerba Buena: $1,422 a month Median days on market 22 Yerba Buena: 50 Cash buyers 2 of 6 sales where financing was reported Median price per square foot $751 This building $901 Yerba Buena Median HOA dues $1,113 This building $1,422 Yerba Buena Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 829 Folsom in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 829 Folsom Search under Museum Plaza HOA rather than the street address when you pull governing documents, budgets and minutes, or you will come back thinking the records do not exist. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 829 Folsom Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 829 Folsom? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 870 Harrison | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/870-harrison/

New development - SoMa 870 Harrison The homes here start on the second floor. There are 22 of them, one and two bedrooms, across floors two through six, with a rooftop terrace and outdoor kitchen above and secure bicycle parking below. Beyond that, publicly available material on the building is thin. 870 Harrison St - SoMa, San Francisco The building, in brief Address 870 Harrison St Neighborhood SoMa, San Francisco Developer JS Sullivan Development Stories 6 Homes 22 Official site 870harrison.com What has actually sold here 1 closed sale in 870 Harrison in the last 24 months, the most recent in June 2026. 15 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 870 Harrison in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 870 Harrison With only 22 owners sharing every cost, read the reserve study closely and ask specifically how the roof terrace and its outdoor kitchen are funded and maintained. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 870 Harrison Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 870 Harrison? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 901 Tennessee | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/901-tennessee/

New development - Dogpatch 901 Tennessee What stood here was the Furniture Innovation warehouse, a single story building classified as non contributing within the Dogpatch Landmark District, a distinction that carries weight inside a landmark district. The replacement answers the neighborhood in materials rather than shape, using shiplap wood siding, rusted steel panels and commercial style entry stoops at the sidewalk. Below grade there is parking for 33 cars and 88 bicycles, and on top a roof deck of roughly 3,700 square feet. 901 Tennessee St - Dogpatch, San Francisco The building, in brief Address 901 Tennessee St Neighborhood Dogpatch, San Francisco Developer Workshop1 Architect Workshop1 Completed 2019 Stories 4 Homes 44 Worth knowing first. Public records are ambiguous about whether this building is a condominium regime or rental. Worth confirming against the recorded map before you go far. What has actually sold here 2 closed sales in 901 Tennessee in the last 24 months, the most recent in December 2025. 14 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 901 Tennessee in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 901 Tennessee Public records are ambiguous about whether this is a condominium regime or a rental building, so confirm the recorded map before you spend any more time on it. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 901 Tennessee Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 901 Tennessee? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 950 Tennessee | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/950-tennessee/

New development - Dogpatch 950 Tennessee A 30 foot public passage runs through the middle of this building from Tennessee Street to Minnesota Street, restoring a link the block lost in 1935 when Kentucky Place, an alley just to the south, went away. The building around it is U shaped and deliberately split into two readings: a warehouse like southern portion in weathering steel colored metal panels under a sawtooth roof, and a northern portion in white and charcoal panels with punched windows that picks up the rhythm of Dogpatch houses. The design took Society of American Registered Architects Awards of Merit in 2022 and 2023. 950 Tennessee St - Dogpatch, San Francisco The building, in brief Address 950 Tennessee St Neighborhood Dogpatch, San Francisco Developer Leap Development Architect Handel Architects Completed 2020 Homes 100 Official site 950tennessee.com What has actually sold here 10 closed sales in 950 Tennessee in the last 24 months, the most recent in August 2026. 44 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $1,073 Central Waterfront / Dogpatch: $1,050 Median HOA dues $910 a month Central Waterfront / Dogpatch: $872 a month Median days on market 12 Central Waterfront / Dogpatch: 28 Cash buyers 4 of 10 sales where financing was reported Median price per square foot $1,073 This building $1,050 Central Waterfront / Dogpatch Median HOA dues $910 This building $872 Central Waterfront / Dogpatch Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 950 Tennessee in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 950 Tennessee The mid block passage is publicly accessible, so walk it in the evening and stand in the courtyard before you decide which side of the U you want to live on. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 950 Tennessee Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 950 Tennessee? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## 99 Rausch | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/99-rausch/

New development - SoMa 99 Rausch The floor plans here are inverted on purpose. A zoning required setback pushed the design toward upside down townhouses that put living space on the upper floor rather than at the entry. The site itself was a single story commercial building and a surface parking lot on a SoMa alley, and the two street frontages fall under two different zoning regimes. 99 Rausch St - SoMa, San Francisco The building, in brief Address 99 Rausch St Neighborhood SoMa, San Francisco Developer Belrich Partners Rausch LLC with Pillar Capital Architect BAR Architects & Interiors Homes 112 What has actually sold here 7 closed sales in 99 Rausch in the last 24 months, the most recent in August 2026. 73 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $823 South of Market: $753 Median HOA dues $998 a month South of Market: $706 a month Median days on market 82 South of Market: 40 Cash buyers 2 of 7 sales where financing was reported Median price per square foot $823 This building $753 South of Market Median HOA dues $998 This building $706 South of Market Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 99 Rausch in San Francisco. The faint dots are the other new developments in this directory. What I would ask about 99 Rausch Two frontages under two zoning regimes means the rules for what can be built next door are not the same on both sides, so check each one before you assume your light and outlook will stay as they are. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about 99 Rausch Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about 99 Rausch? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Amero | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/amero-1501-filbert/

New development - Cow Hollow Amero Twenty seven homes, some flats and some laid out as townhomes, several with private rooftop decks. At the corner below them sits one double height retail condominium of roughly 3,815 square feet, a single commercial interest inside a small residential association. 1501 Filbert St - Cow Hollow, San Francisco The building, in brief Address 1501 Filbert St Neighborhood Cow Hollow, San Francisco Stories 6 Homes 27 What has actually sold here 2 closed sales in Amero in the last 24 months, the most recent in November 2025. 13 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Amero in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Amero Ask how the retail condominium is weighted in the HOA and how its share of assessments is calculated, because one commercial owner in a 27 home building can carry real influence over what the association decides. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Amero Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Amero? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Arden | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/arden-718-long-bridge-mission-bay/

New development - Mission Bay Arden Bosa built three projects in Mission Bay and this was the last, after Radiance and Madrone. Two sixteen story towers share a podium along Mission Creek, massed as stacked boxes so that essentially every home gets a private balcony or terrace. The shared amenities include a 75 foot rooftop pool and spa, a fitness studio, and two lobbies. 708-718 Long Bridge St - Mission Bay, San Francisco The building, in brief Address 708-718 Long Bridge St Neighborhood Mission Bay, San Francisco Developer Bosa Development Architect Chris Dikeakos Architects Completed 2015 Stories 16 Homes 267 What has actually sold here 24 closed sales in Arden in the last 24 months, the most recent in September 2026. 128 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,339 Mission Bay: $1,073 Median HOA dues $1,483 a month Mission Bay: $1,057 a month Median days on market 13 Mission Bay: 20 Cash buyers 12 of 22 sales where financing was reported Median price per square foot $1,339 This building $1,073 Mission Bay Median HOA dues $1,483 This building $1,057 Mission Bay Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Arden in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Arden A rooftop pool, a spa and two lobbies are standing costs the owners carry, so compare the dues and the reserve study here against a building with less to maintain, and ask whether either lobby is staffed. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Arden Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Arden? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Crimson | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/crimson/

New development - Ingleside Crimson A boutique building on Ocean Avenue with fifteen homes on record and little else that can be sourced. Its sales website has gone dark and nothing authoritative replaced it. Note that closed sales here file under Westwood Park rather than Ingleside. 1490 Ocean Ave - Ingleside, San Francisco The building, in brief Address 1490 Ocean Ave Neighborhood Ingleside, San Francisco Homes 15 What has actually sold here No home in Crimson has closed on the MLS in the last 24 months. Going further back, 17 sales are on record. A building that quiet is not necessarily a problem, but it does mean there is little recent evidence to price against. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Crimson in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Crimson Ask for the HOA budget early, because in a building this small a single deferred repair is spread across very few owners. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Crimson Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Crimson? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Elevant | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/elevant/

New development - Civic Center Elevant Parking here is on vehicle stackers, a mechanical system rather than a space you simply drive into and back out of. The rest is an eleven story infill tower in Civic Center, white clad with large glass windows and exposed balconies, with a roof deck and an attended lobby. 555 Golden Gate Ave - Civic Center, San Francisco The building, in brief Address 555 Golden Gate Ave Neighborhood Civic Center, San Francisco Developer JS Sullivan Development Architect RG Architecture Stories 11 Homes 55 Official site elevantsf.com What has actually sold here No home in Elevant has closed on the MLS in the last 24 months. Going further back, 26 sales are on record. A building that quiet is not necessarily a problem, but it does mean there is little recent evidence to price against. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Elevant in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Elevant If you drive daily, use the stacker yourself before you commit and ask the HOA what it has cost to service and how often it has been out. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Elevant Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Elevant? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Four Seasons Private Residences | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/four-seasons-private-residences-museum-tower-706-mission/

New development - SoMa/Yerba Buena Four Seasons Private Residences The lowest four floors of this project were built to house the Mexican Museum, with public entry from Jessie Square. As of 2026 the museum has still not opened there, which leaves an open question at the base of the building. Above it, a 43 story tower composed as alternating glass and masonry volumes stands with the restored Aronson Building of 1903, a Chicago School design that came through both the 1906 and 1989 earthquakes. Residents come and go from a separate entrance on Third Street. 706 Mission St - SoMa/Yerba Buena, San Francisco The building, in brief Address 706 Mission St Neighborhood SoMa/Yerba Buena, San Francisco Also known as Museum Tower Developer Westbrook Partners and Millennium Partners Architect Handel Architects Completed 2021 Stories 43 Homes 158 Official site 706sf.com What has actually sold here 11 closed sales in Four Seasons Private Residences in the last 24 months, the most recent in September 2026. 15 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $1,394 Yerba Buena: $901 Median HOA dues $4,723 a month Yerba Buena: $1,422 a month Median days on market 105 Yerba Buena: 50 Cash buyers 9 of 10 sales where financing was reported Median price per square foot $1,394 This building $901 Yerba Buena Median HOA dues $4,723 This building $1,422 Yerba Buena Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Four Seasons Private Residences in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Four Seasons Private Residences Ask directly what happens to those four museum floors if the museum never opens, including who carries the space in the meantime and whether owners have any exposure to it. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Four Seasons Private Residences Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Four Seasons Private Residences? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Fulton 555 | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/fulton-555/

New development - Hayes Valley Fulton 555 A supermarket was part of the plan from the start rather than a later tenant, and the homes were laid out around it. What stands here replaced a two story office and industrial building. The facade is horizontally striped glass set in two offset panels, a custom component, and when its delivery slipped, construction stopped in 2016. 555 Fulton St - Hayes Valley, San Francisco The building, in brief Address 555 Fulton St Neighborhood Hayes Valley, San Francisco Developer Fulton Street Ventures LLC Architect Ian Birchall and Associates Stories 5 Homes 139 What has actually sold here 14 closed sales in Fulton 555 in the last 24 months, the most recent in September 2026. 53 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,099 Hayes Valley: $1,099 Median HOA dues $860 a month Hayes Valley: $647 a month Median days on market 50 Hayes Valley: 16 Cash buyers 3 of 12 sales where financing was reported Median price per square foot $1,099 This building $1,099 Hayes Valley Median HOA dues $860 This building $647 Hayes Valley Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Fulton 555 in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Fulton 555 The ground floor was planned around a supermarket, so confirm what is actually operating there now, and if it is a grocer, how deliveries and trash pickup are handled and which homes sit closest to them. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Fulton 555 Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Fulton 555? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Icon | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/icon-2299-market/

New development - Castro Icon For roughly thirty years, the triangular corner where Market, 16th and Noe meet was known in the Castro as the hole in the ground. A fire destroyed the church that stood there, and the empty lot was used seasonally as a sunken Christmas tree lot until construction finally began in January 2012. 2299 Market St - Castro, San Francisco The building, in brief Address 2299 Market St Neighborhood Castro, San Francisco Architect Ian Birchall and Associates Stories 5 Homes 18 What has actually sold here 2 closed sales in Icon in the last 24 months, the most recent in July 2025. 18 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Icon in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Icon A triangular lot produces homes that are genuinely unlike each other, so compare the exact unit's shape and exposure against the others in the building instead of assuming the plans are interchangeable. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Icon Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Icon? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Jones Homes | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/jones-homes/

New development - SoMa Jones Homes I have not been able to verify that this project exists as described. The one lead places it at 711 Jones Street in Nob Hill rather than in SoMa, and neither SocketSite nor SF YIMBY has ever covered it. I am leaving the entry here rather than quietly deleting it, because a reader who searched the name deserves to know the search came up empty. SoMa, San Francisco What I would ask about Jones Homes If you are looking at something marketed under this name, send me the address and I will tell you what the county records actually say about it. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Jones Homes Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Jones Homes? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Knox | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/knox-sf-new-development-condo-san-francisco-real-estate/

New development - Potrero Hill Knox Instead of one long wall, the building is broken into townhouse modules of twenty five to thirty five feet that step down the slope of the site, with the whole plan turned inward around a central courtyard. The landscape does real work here: a green roof, a courtyard planted with natives and designed around water, and a butterfly habitat. Electric vehicle charging was built in. The Planning Commission approved the project unanimously in 2014. 645 Texas St - Potrero Hill, San Francisco The building, in brief Address 645 Texas St Neighborhood Potrero Hill, San Francisco Developer Trumark Urban Architect BDE Architecture Completed 2017 Stories 5 Homes 91 What has actually sold here No home in Knox has closed on the MLS in the last 24 months. Going further back, 26 sales are on record. A building that quiet is not necessarily a problem, but it does mean there is little recent evidence to price against. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Knox in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Knox Green roofs and a planted courtyard are ongoing maintenance obligations, not one time features, so ask the HOA what that landscape actually costs to keep alive and whether the reserves reflect it. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Knox Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Knox? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## La Maison | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/la-maison/

New development - SoMa La Maison The bay windows here, screened in perforated aluminum, did not fit the Planning Code as written. A variance was granted on the argument that reading the code literally suppressed creative facade design, so the screening exists because of a decision made case by case. The site had been the Hertz car rental building, across from Saint Joseph's Church, and about 1,900 square feet of commercial space now sits at street level. 241 10th St - SoMa, San Francisco The building, in brief Address 241 10th St Neighborhood SoMa, San Francisco Developer JS Sullivan Development Stories 5 Homes 28 What has actually sold here 2 closed sales in La Maison in the last 24 months, the most recent in April 2026. 21 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way La Maison in San Francisco. The faint dots are the other new developments in this directory. What I would ask about La Maison Perforated screening changes how much daylight and view a room really gets, so see the specific unit at more than one time of day rather than judging it from the floor plan. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about La Maison Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about La Maison? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Laguna Hayes | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/laguna-hayes/

New development - Hayes Valley Laguna Hayes An Art Moderne building from 1939, put up as a Safeway neighborhood grocery and later known as the Hayes and Kebab building, was demolished for this project. What replaced it puts the homes above roughly 8,000 square feet of ground floor retail configured for as many as three restaurants, with a shared courtyard one level up on the second floor. 580 Hayes St - Hayes Valley, San Francisco The building, in brief Address 580 Hayes St Neighborhood Hayes Valley, San Francisco Architect Sternberg Benjamin Architects Stories 5 Homes 29 What has actually sold here 2 closed sales in Laguna Hayes in the last 24 months, the most recent in April 2026. 10 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Laguna Hayes in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Laguna Hayes Three restaurant spaces below the homes means kitchen exhaust, deliveries and late hours, so ask where the vents discharge, which units sit nearest them, and how that affects the second floor courtyard. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Laguna Hayes Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Laguna Hayes? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Linea | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/linea-8-buchanan-duboce-triangle/

New development - Hayes Valley/Duboce Triangle Linea Linea stands at the point where Market Street meets Buchanan Street, faced in walls of glass angled to give a prism like effect from the street. The lobby is attended and finished in porcelain tile, white oak panels and Italian marble, and there is a fitness center and a rooftop terrace. Most of what is documented about this building concerns its finishes rather than the building itself, which is worth knowing before you read too much into the description. 8 Buchanan St - Hayes Valley/Duboce Triangle, San Francisco The building, in brief Address 8 Buchanan St Neighborhood Hayes Valley/Duboce Triangle, San Francisco Developer The Lurie Group Architect Bernardo Fort-Brescia Completed 2014 Homes 115 What has actually sold here 13 closed sales in Linea in the last 24 months, the most recent in June 2026. 64 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,037 Hayes Valley: $1,099 Median HOA dues $819 a month Hayes Valley: $647 a month Median days on market 35 Hayes Valley: 16 Cash buyers 2 of 12 sales where financing was reported Median price per square foot $1,037 This building $1,099 Hayes Valley Median HOA dues $819 This building $647 Hayes Valley Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Linea in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Linea An attended lobby is a staffing line in the HOA budget, so ask what that coverage costs per unit each month and what hours it actually runs. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Linea Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Linea? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Lumina | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/lumina/

New development - South Beach Lumina Lumina is not one building. It is four, two towers rising from two podiums, filling the block bounded by Folsom, Main and Beale. The project was China Vanke's entry into United States residential development, with Vanke taking a 70 percent stake alongside Tishman Speyer. The Infinity, an earlier Tishman Speyer project, is one block away. 201 Folsom St - South Beach, San Francisco The building, in brief Address 201 Folsom St Neighborhood South Beach, San Francisco Developer Tishman Speyer in joint venture with China Vanke Architect Arquitectonica Completed 2015 What has actually sold here 25 closed sales in Lumina in the last 24 months, the most recent in September 2026. 139 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,405 South Beach: $1,098 Median HOA dues $1,406 a month South Beach: $1,330 a month Median days on market 14 South Beach: 32 Cash buyers 13 of 23 sales where financing was reported Median price per square foot $1,405 This building $1,098 South Beach Median HOA dues $1,406 This building $1,330 South Beach Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Lumina in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Lumina Since four buildings share one name, establish first which building and which part of it a unit sits in, because a podium home and a tower home are different products with different light, access and noise. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Lumina Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Lumina? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Luxe | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/luxe-1650-broadway-pac-heights/

New development - Pacific Heights Luxe The building is cast in place concrete, about 73 feet tall, standing over two subterranean parking levels that hold 49 cars. That is 49 spaces against 34 homes, so the garage was built with more capacity than one car per residence. Beyond the structure and the parking, little about this building is on the public record. 1650 Broadway St - Pacific Heights, San Francisco The building, in brief Address 1650 Broadway St Neighborhood Pacific Heights, San Francisco Developer Belrich Partners, LLC Architect Forum Design Stories 7 Homes 34 What has actually sold here 8 closed sales in Luxe in the last 24 months, the most recent in September 2026. 45 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $1,641 Pacific Heights: $1,241 Median HOA dues $1,495 a month Pacific Heights: $848 a month Median days on market 14 Pacific Heights: 13 Cash buyers 3 of 7 sales where financing was reported Median price per square foot $1,641 This building $1,241 Pacific Heights Median HOA dues $1,495 This building $848 Pacific Heights Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Luxe in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Luxe Because the garage holds more cars than there are homes, find out how the surplus spaces are assigned, rented or deeded, since a deeded second space is a real asset and a rented one is not. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Luxe Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Luxe? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## M@1875 | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/m1875-1875-mission-mission-district/

New development - Mission District M@1875 Homes here were being bought new in early 2015, which establishes when the building was finished and selling. The developer, the architect, and the unit count are all unverified. A brokerage claim of thirty nine homes circulates but is not corroborated anywhere. 1875 Mission St - Mission District, San Francisco The building, in brief Address 1875 Mission St Neighborhood Mission District, San Francisco What has actually sold here 1 closed sale in M@1875 in the last 24 months, the most recent in May 2026. 30 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way M@1875 in San Francisco. The faint dots are the other new developments in this directory. What I would ask about M@1875 The resale history below is more reliable than anything written about this building, so weigh it accordingly. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about M@1875 Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about M@1875? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Maison Au Pont | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/maison-au-pont/

New development - Marina Maison Au Pont Twenty two different floor plans, running from studios to four bedrooms, is a lot of variation for a building of this size. The plans are turned to run parallel to Lombard Street so daylight reaches bedrooms and not just living rooms, and planted interior garden courts carry light further in. A rooftop photovoltaic array powers the common areas, the street facade is wood and glass, and the ground floor holds the lobby, secured parking and about 3,712 square feet of retail. 2448 Lombard St - Marina, San Francisco The building, in brief Address 2448 Lombard St Neighborhood Marina, San Francisco Developer JS Sullivan Development Architect RG Architecture Stories 4 Homes 43 Official site maisonaupontsf.com What has actually sold here 2 closed sales in Maison Au Pont in the last 24 months, the most recent in June 2026. 22 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Maison Au Pont in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Maison Au Pont With that many plans under one roof, no two units here are truly comparable, so ask for the complete plan set and identify which ones face Lombard Street before you narrow anything down. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Maison Au Pont Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Maison Au Pont? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Millwheel North | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/millwheel-north/

New development - Dogpatch Millwheel North Millwheel North is one half of a pair, the sister project to Millwheel South from the same developer. Past that pairing, four floors of homes and three ground floor retail units, there is little documented about this building, and padding it out would not help you. 1275 Indiana St - Dogpatch, San Francisco The building, in brief Address 1275 Indiana St Neighborhood Dogpatch, San Francisco Developer R Group, Inc. Stories 4 Homes 39 What has actually sold here 3 closed sales in Millwheel North in the last 24 months, the most recent in September 2026. 11 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,264 Central Waterfront / Dogpatch: $1,050 Median HOA dues $881 a month Central Waterfront / Dogpatch: $872 a month Median days on market 2 Central Waterfront / Dogpatch: 28 Median price per square foot $1,264 This building $1,050 Central Waterfront / Dogpatch Median HOA dues $881 This building $872 Central Waterfront / Dogpatch Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Millwheel North in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Millwheel North Compare it directly against Millwheel South, because one developer built both and the differences between the two will tell you more than anything written about either one alone. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Millwheel North Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Millwheel North? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Mira | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/mira/

New development - South Beach Mira The land under Mira exists because the Embarcadero Freeway came down after the 1989 Loma Prieta earthquake. Every floor's bay windows rotate slightly from the floor beneath, which is what produces the twist you see from the street and also means the unit layouts change as the tower rises. The parcel was allowed an extra 100 feet of height, reaching 400 feet, after the developer agreed that 40 percent of the homes would be below market rate. 280 Spear St - South Beach, San Francisco The building, in brief Address 280 Spear St Neighborhood South Beach, San Francisco Developer Tishman Speyer Architect Studio Gang Completed 2020 Stories 39 Homes 392 What has actually sold here 26 closed sales in Mira in the last 24 months, the most recent in September 2026. 91 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,268 South Beach: $1,098 Median HOA dues $1,483 a month South Beach: $1,330 a month Median days on market 38 South Beach: 32 Cash buyers 12 of 19 sales where financing was reported Median price per square foot $1,268 This building $1,098 South Beach Median HOA dues $1,483 This building $1,330 South Beach Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Mira in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Mira With 40 percent of the building below market rate, the first thing to establish about any unit here is whether it is a BMR resale, because that changes the price, the qualification and the resale rules entirely. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Mira Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Mira? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Murano | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/murano/

New development - Cow Hollow Murano The wrapper is the story at Murano: ribbons of custom perforated aluminum panels running across the facades. Behind them is a plain five story concrete frame on the corner of Pierce and Lombard, with retail at street level, one level of parking below grade and a landscaped terrace on the roof. 3131 Pierce St - Cow Hollow, San Francisco The building, in brief Address 3131 Pierce St Neighborhood Cow Hollow, San Francisco Architect Handel Architects Completed 2021 Stories 5 Homes 22 What has actually sold here 4 closed sales in Murano in the last 24 months, the most recent in April 2026. 22 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,252 Cow Hollow: $1,363 Median HOA dues $955 a month Cow Hollow: $800 a month Median days on market 28 Cow Hollow: 13 Median price per square foot $1,252 This building $1,363 Cow Hollow Median HOA dues $955 This building $800 Cow Hollow Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Murano in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Murano Custom perforated panels are not an off the shelf part, so ask whether the HOA holds any replacement stock and what the reserve study assumes about maintaining that facade. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Murano Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Murano? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Noir | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/noir/

New development - San Francisco Noir There is no address attached to this entry and the name is too common to resolve to a specific San Francisco building. I could not confirm it exists as a distinct development. It stays listed only so that anyone who arrives here searching the name gets a straight answer instead of a plausible looking page. San Francisco What I would ask about Noir Send me the address you saw this name attached to and I will tell you what building it actually is. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Noir Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Noir? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Ocean Avenue West | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/ocean-avenue-west/

New development - Ingleside Ocean Avenue West The sales website for this Ingleside project is gone from the internet, though search engines still index it from an old crawl. Individual homes resell here, so the building is built and occupied. Nothing about who built it or when survived. 1117 Ocean Ave - Ingleside, San Francisco The building, in brief Address 1117 Ocean Ave Neighborhood Ingleside, San Francisco What has actually sold here No home in Ocean Avenue West has closed on the MLS in the last 24 months. Going further back, 14 sales are on record. A building that quiet is not necessarily a problem, but it does mean there is little recent evidence to price against. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Ocean Avenue West in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Ocean Avenue West With no developer track record to check, the building's own repair and assessment history in the HOA minutes is the substitute. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Ocean Avenue West Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Ocean Avenue West? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## One Franklin | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/onefranklin-1-franklin-st-in-hayes-valley/

New development - Hayes Valley One Franklin Shared outdoor space here is split across two levels, a courtyard on the second floor and a landscaped deck with a barbecue on the sixth. Plans run from studios through two bedrooms. Bike parking and private storage are included, and the documented detail stops about there. 1 Franklin St - Hayes Valley, San Francisco The building, in brief Address 1 Franklin St Neighborhood Hayes Valley, San Francisco Developer JS Sullivan Stories 8 Homes 35 Official site onefranklinsf.com What has actually sold here 4 closed sales in One Franklin in the last 24 months, the most recent in October 2026. 13 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $962 Hayes Valley: $1,099 Median HOA dues $881 a month Hayes Valley: $647 a month Median days on market 11 Hayes Valley: 16 Median price per square foot $962 This building $1,099 Hayes Valley Median HOA dues $881 This building $647 Hayes Valley Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way One Franklin in San Francisco. The faint dots are the other new developments in this directory. What I would ask about One Franklin The record covers bike parking and storage but says nothing about car parking, so confirm what the building has and price what a nearby space would cost you if the answer is none. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about One Franklin Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about One Franklin? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## One Mission Bay | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/one-mission-bay/

New development - Mission Bay One Mission Bay The old sales domain now forwards to CIM Group's corporate site, which suggests who was behind it without confirming it. No project page survives to say who designed it, how many homes it holds, or when it opened. What it does have is a deep resale record in Mission Bay. 1000 Third St - Mission Bay, San Francisco The building, in brief Address 1000 Third St Neighborhood Mission Bay, San Francisco What has actually sold here 16 closed sales in One Mission Bay in the last 24 months, the most recent in October 2026. 88 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,348 Mission Bay: $1,073 Median HOA dues $1,044 a month Mission Bay: $1,057 a month Median days on market 11 Mission Bay: 20 Cash buyers 6 of 14 sales where financing was reported Median price per square foot $1,348 This building $1,073 Mission Bay Median HOA dues $1,044 This building $1,057 Mission Bay Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way One Mission Bay in San Francisco. The faint dots are the other new developments in this directory. What I would ask about One Mission Bay In a building this size the variation between stacks and floors matters more than the building average, so do not price a specific unit off the median below. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about One Mission Bay Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about One Mission Bay? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## One Steuart Lane | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/one-steuart-lane/

New development - South Beach One Steuart Lane There are no perimeter columns in this structure. That single engineering decision is what lets the glass run floor to ceiling through the residences, with the largest windows close to 8 feet wide and more than 9 feet tall. The exterior is silver travertine quarried in Tuscany, set in a grid. The building is certified LEED BD+C Gold. 1 Steuart Ln - South Beach, San Francisco The building, in brief Address 1 Steuart Ln Neighborhood South Beach, San Francisco Developer Paramount Group, Inc. Architect Skidmore, Owings and Merrill Completed 2020 Stories 20 Homes 120 Official site onesteuartlane.com What has actually sold here 16 closed sales in One Steuart Lane in the last 24 months, the most recent in October 2026. 34 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,664 South Beach: $1,098 Median HOA dues $3,253 a month South Beach: $1,330 a month Median days on market 29 South Beach: 32 Cash buyers 13 of 15 sales where financing was reported Median price per square foot $1,664 This building $1,098 South Beach Median HOA dues $3,253 This building $1,330 South Beach Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way One Steuart Lane in San Francisco. The faint dots are the other new developments in this directory. What I would ask about One Steuart Lane Glass of that scale is the whole appeal and also the whole heating and cooling bill, so ask an owner for real utility figures rather than estimating from square footage. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about One Steuart Lane Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about One Steuart Lane? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## OneEleven | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/one-eleven-588-minna-street/

New development - SoMa OneEleven This entry has a problem worth stating plainly: the name OneEleven does not obviously correspond to the address 588 Minna Street, and I could not reconcile the two from any source. San Francisco YIMBY has no coverage of the address at all. 588 Minna St - SoMa, San Francisco The building, in brief Address 588 Minna St Neighborhood SoMa, San Francisco What has actually sold here 2 closed sales in OneEleven in the last 24 months, the most recent in August 2025. 23 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way OneEleven in San Francisco. The faint dots are the other new developments in this directory. What I would ask about OneEleven Confirm the building's legal name and address against the recorded map before you rely on anything filed under either one. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about OneEleven Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about OneEleven? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Onyx | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/onyx-phase-1-phase-2-in-potrero-hill/

New development - Potrero Hill Onyx Two phases on Carolina Street in Potrero Hill, combined here into one entry because they are the same development. The original sales domain has been taken over and now serves unrelated foreign language content, so there is no site to link. Nothing about the developer or architect could be verified. 300-310 Carolina St - Potrero Hill, San Francisco The building, in brief Address 300-310 Carolina St Neighborhood Potrero Hill, San Francisco Also known as Onyx Phase 1 and Phase 2 What has actually sold here 2 closed sales in Onyx in the last 24 months, the most recent in October 2025. 18 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Onyx in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Onyx Ask which phase a given unit sits in, because the two phases were built at different times and may not share the same reserve position. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Onyx Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Onyx? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Park Lane | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/park-lane/

New development - Nob Hill Park Lane A Nob Hill address with two traps around it. The former sales domain is now a parked page, and a very similar domain belongs to an entirely different building in Houston. Neither tells you anything about the building at 1100 Sacramento. 1100 Sacramento St - Nob Hill, San Francisco The building, in brief Address 1100 Sacramento St Neighborhood Nob Hill, San Francisco What has actually sold here 3 closed sales in Park Lane in the last 24 months, the most recent in September 2026. 24 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,363 Nob Hill: $1,054 Median HOA dues $3,725 a month Nob Hill: $1,037 a month Median days on market 64 Nob Hill: 33 Median price per square foot $1,363 This building $1,054 Nob Hill Median HOA dues $3,725 This building $1,037 Nob Hill Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Park Lane in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Park Lane The HOA dues here run well above the Nob Hill median, so ask what the dues actually cover before comparing this building to anything else on the hill. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Park Lane Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Park Lane? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Ritz-Carlton Residences | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/ritz-carlton-residences/

New development - Financial District Ritz-Carlton Residences The base of this building is the Chronicle Building of 1890, widely described as California's first skyscraper and now San Francisco Landmark No. 243. Its clock tower burned in 1905, the interior was gutted in the 1906 fire, and Willis Polk rebuilt it. A restoration completed in 2007 returned the sandstone facade toward its original appearance using roughly 1,000 replacement blocks carved from Sespe sandstone, and new floors were added above the historic structure for the residential conversion. Sources disagree on how many floors were added, so I have not put a number on it. 690 Market St - Financial District, San Francisco The building, in brief Address 690 Market St Neighborhood Financial District, San Francisco Architect Burnham and Root original 1890 building, Willis Polk post-1906 reconstruction Completed 2007 Worth knowing first. This address has held both whole ownership residences and Ritz-Carlton Club fractional interests. Those are very different things to own. Confirm which one a given unit is before you go far with it. What has actually sold here 1 closed sale in Ritz-Carlton Residences in the last 24 months, the most recent in July 2026. 44 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Ritz-Carlton Residences in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Ritz-Carlton Residences Before you go far on any unit here, confirm in writing whether it is a whole ownership residence or a Ritz-Carlton Club fractional interest, because those are two very different things to own. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Ritz-Carlton Residences Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Ritz-Carlton Residences? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Rockwell | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/rockwell-1688-pine-pacific-heights/

New development - Lower Pacific Heights Rockwell Two restored facades from the early 1900s, from San Francisco's historic Auto Row, were built into the new construction and now form the building entrances. Behind them, two residential towers share a single podium at Pine and Franklin, roughly 440,000 gross square feet in total. Parking sits below grade and uses car stackers. 1688 Pine St - Lower Pacific Heights, San Francisco The building, in brief Address 1688 Pine St Neighborhood Lower Pacific Heights, San Francisco Developer Oyster Development Architect Kwan Henmi What has actually sold here 18 closed sales in Rockwell in the last 24 months, the most recent in October 2026. 152 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,224 Van Ness / Civic Center: $780 Median HOA dues $893 a month Van Ness / Civic Center: $1,090 a month Median days on market 18 Van Ness / Civic Center: 45 Cash buyers 9 of 17 sales where financing was reported Median price per square foot $1,224 This building $780 Van Ness / Civic Center Median HOA dues $893 This building $1,090 Van Ness / Civic Center Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Rockwell in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Rockwell If you own a car, go see the stackers yourself and ask how retrieval works at the busiest hours and what the routine is when one is out of service. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Rockwell Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Rockwell? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Rowan | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/rowan-346-potrero-ave/

New development - Potrero Hill/Mission District Rowan The most consequential decision here is structural. An exposed concrete exoskeleton rises from the third floor and fans out into six story V forms across the length of the building, a reference to the neighborhood's shipbuilding and container crane history. Carrying the frame on the outside leaves the interiors column free, with large glazed openings and Juliet balconies, and the solid concrete end walls are scored and patterned so they read as multiple layers. 346 Potrero Ave - Potrero Hill/Mission District, San Francisco The building, in brief Address 346 Potrero Ave Neighborhood Potrero Hill/Mission District, San Francisco Also known as 338 Potrero Ave Developer Trumark Urban Architect Handel Architects Completed 2016 Stories 6 What has actually sold here 5 closed sales in Rowan in the last 24 months, the most recent in July 2026. 53 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $944 Inner Mission: $935 Median HOA dues $777 a month Inner Mission: $600 a month Median days on market 35 Inner Mission: 34 Cash buyers 0 of 5 sales where financing was reported Median price per square foot $944 This building $935 Inner Mission Median HOA dues $777 This building $600 Inner Mission Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Rowan in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Rowan The exposed concrete is the building, inside and out, so ask the HOA how the exterior concrete is inspected, sealed and repaired, and what the reserve study sets aside for that work. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Rowan Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Rowan? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Sapphire | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/sapphire-252-9th-st-in-soma/

New development - SoMa Sapphire Everything findable about this SoMa building is a listing portal or a lead generation page, which is to say nothing at all. No developer, no architect, no completion year. It sells, so it exists. 252 9th St - SoMa, San Francisco The building, in brief Address 252 9th St Neighborhood SoMa, San Francisco What has actually sold here 3 closed sales in Sapphire in the last 24 months, the most recent in May 2026. 17 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $725 South of Market: $753 Median HOA dues $622 a month South of Market: $706 a month Median days on market 59 South of Market: 40 Median price per square foot $725 This building $753 South of Market Median HOA dues $622 This building $706 South of Market Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Sapphire in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Sapphire For a building with no public record, the reserve study is the single most informative document you can ask for. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Sapphire Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Sapphire? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Serif | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/serif/

New development - SoMa Serif Serif shares a triangular block with the historic Warfield Theater, and its irregular 34,000 square foot site shapes the whole building. The exterior is a continuous glass fiber reinforced concrete wrapper with window openings that change across the face. It is not only housing. The 242 condominiums sit alongside a 232 key hotel, ground floor retail, a community facility operated by Magic Theatre, and a public plaza on Turk Street. 950 Market St - SoMa, San Francisco The building, in brief Address 950 Market St Neighborhood SoMa, San Francisco Developer Group i Architect Handel Architects, residential interiors by IwamotoScott Architecture Completed 2022 Homes 242 Official site serifsf.com Worth knowing first. This is a mixed building. The condominiums share the structure with a hotel and ground floor retail. The hotel opened as The LINE San Francisco in 2022 and no longer appears among that brand's properties, so treat any description of the hotel operator as needing a fresh check. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Serif in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Serif The hotel opened as The LINE San Francisco in 2022 and no longer appears among that brand's properties, so ask who operates it now and read exactly how costs and shared systems are divided between the hotel and the condominiums in the governing documents. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Serif Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Serif? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Seventy2 | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/seventy2-72-townsend-south-beach/

New development - South Beach Seventy2 This building was made in two pieces and two eras. Seven new residential floors were added on top of an existing 31 foot warehouse structure rather than built as a ground up tower. The project was approved and first marketed around 2007, then stalled when the developer filed for bankruptcy in 2009. Permits were reinstated at the end of 2012, construction resumed in 2013, and the first sales closed in 2015. 72 Townsend St - South Beach, San Francisco The building, in brief Address 72 Townsend St Neighborhood South Beach, San Francisco Homes 74 What has actually sold here 9 closed sales in Seventy2 in the last 24 months, the most recent in August 2026. 86 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $1,106 South Beach: $1,098 Median HOA dues $1,132 a month South Beach: $1,330 a month Median days on market 25 South Beach: 32 Cash buyers 4 of 8 sales where financing was reported Median price per square foot $1,106 This building $1,098 South Beach Median HOA dues $1,132 This building $1,330 South Beach Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Seventy2 in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Seventy2 Since new floors sit on an older warehouse, ask what was done to the original structure to carry them and have your inspector look closely at where the old building and the new floors meet. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Seventy2 Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Seventy2? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Sol Lux Alpha | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/sol-lux-alpha/

New development - Mission District Sol Lux Alpha Four units, and the energy system is the reason this building exists. Each residence carries three Tesla Powerwall units, the roof deck and common areas run on separate Blue Ion battery towers, and a bifacial rooftop photovoltaic array powers all four homes. The developer describes it as the first building in the United States to combine Passive House certification with nanogrid technology. That is the developer's claim, and I would treat it as a claim until you see the certification yourself. 685 Florida St - Mission District, San Francisco The building, in brief Address 685 Florida St Neighborhood Mission District, San Francisco Developer Off the Grid Design Homes 4 Official site solluxalpha.com What has actually sold here No home in Sol Lux Alpha has closed on the MLS in the last 24 months. Going further back, 4 sales are on record. A building that quiet is not necessarily a problem, but it does mean there is little recent evidence to price against. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Sol Lux Alpha in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Sol Lux Alpha Batteries and solar equipment wear out on a schedule, so ask how an association of four owners plans, budgets and contracts for servicing and eventually replacing all of it. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Sol Lux Alpha Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Sol Lux Alpha? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Stage 1075 | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/stage-1075/

New development - SoMa Stage 1075 For a century this address was a movie house. The Imperial Theater opened in 1912 under David and Sid Grauman, became the Premiere in 1929, the United Artists in 1931, a Loew's in 1970, and ended as the Market Street Cinema, which closed in 2013. Two pieces of the new building carry that history forward. A stained glass window from the Grauman era was refurbished and installed across a full lobby wall, and forged hollow steel rings by local blacksmith Daniel Hopper extend between the fourth and eighth floors as public artwork referencing the old marquee. 1075 Market St - SoMa, San Francisco The building, in brief Address 1075 Market St Neighborhood SoMa, San Francisco Developer Encore Capital Management Architect Levy Design Partners Completed 2018 Stories 8 Homes 90 What has actually sold here 10 closed sales in Stage 1075 in the last 24 months, the most recent in August 2026. 48 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $780 South of Market: $753 Median HOA dues $715 a month South of Market: $706 a month Median days on market 83 South of Market: 40 Cash buyers 6 of 10 sales where financing was reported Median price per square foot $780 This building $753 South of Market Median HOA dues $715 This building $706 South of Market Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Stage 1075 in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Stage 1075 The lobby glass and the exterior steel rings are commissioned pieces rather than standard building parts, so ask who is responsible for maintaining and insuring them and whether that obligation appears in the reserve study. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Stage 1075 Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Stage 1075? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Summit 800 | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/summit-800-800-brotherhood-way-in-park-merced/

New development - Parkmerced/Ingleside Summit 800 Summit 800 is not a condominium building. It is a 182 home community of townhomes and detached single family homes near Lake Merced, with homes ranging from about 1,547 to 2,393 square feet and two car tandem garages. 800 Brotherhood Way - Parkmerced/Ingleside, San Francisco The building, in brief Address 800 Brotherhood Way Neighborhood Parkmerced/Ingleside, San Francisco Developer Comstock Homes Homes 182 Official site summit800.com Worth knowing first. This is a community of townhomes and detached houses, not a single condominium building. Confirm whether a given home is a condominium or part of a planned unit development. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Summit 800 in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Summit 800 Pull the recorded documents for the specific home and confirm whether you are buying a condominium interest or a lot in a planned unit development, because that determines what you actually own and what the association maintains. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Summit 800 Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Summit 800? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The 36 | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-36/

New development - Mission District The 36 What stood here before was a one story office building of about 3,200 square feet and an eight space surface parking lot. In its place is a six story building over a basement, 65 feet tall and mixed use, with roughly 645 square feet of ground floor commercial space on Cesar Chavez Street, 14 basement parking spaces and 29 bicycle spaces. 3620 Cesar Chavez St - Mission District, San Francisco The building, in brief Address 3620 Cesar Chavez St Neighborhood Mission District, San Francisco Developer Sternberg Benjamin Architects, Inc. listed as project sponsor Architect Sternberg Benjamin Architects, Inc. Stories 6 Worth knowing first. City planning records describe this project as apartments, while brokerage sites call it condominiums. Confirm the ownership structure before you rely on either. What has actually sold here 3 closed sales in The 36 in the last 24 months, the most recent in July 2026. 26 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,132 Inner Mission: $935 Median HOA dues $768 a month Inner Mission: $600 a month Median days on market 14 Inner Mission: 34 Median price per square foot $1,132 This building $935 Inner Mission Median HOA dues $768 This building $600 Inner Mission Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The 36 in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The 36 City planning records describe this project as apartments while brokerage sites call it condominiums, so confirm the ownership structure in the recorded documents before you spend more time on it, and separately confirm whether a unit comes with one of the 14 parking spaces. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The 36 Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The 36? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Alexandria | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-alexandria/

New development - Outer Richmond The Alexandria The building occupies the back lot of the Alexandria Theater in the Outer Richmond, four stories tall with retail at the ground floor. That is the extent of what I can verify about it, so treat anything more colorful you read elsewhere as needing a source. 369 18th Ave - Outer Richmond, San Francisco The building, in brief Address 369 18th Ave Neighborhood Outer Richmond, San Francisco Developer TimeSpace Group Architect Elevation Architects Stories 4 Homes 43 Official site thealexandriasf.com What has actually sold here 4 closed sales in The Alexandria in the last 24 months, the most recent in June 2026. 25 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,125 Central Richmond: $1,026 Median HOA dues $621 a month Central Richmond: $385 a month Median days on market 14 Central Richmond: 14 Median price per square foot $1,125 This building $1,026 Central Richmond Median HOA dues $621 This building $385 Central Richmond Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Alexandria in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Alexandria The theater itself is a separate property from these homes, so find out what is happening with it before you buy, because whatever it becomes will sit directly against this building. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Alexandria Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Alexandria? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Austin | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-austin/

New development - Van Ness corridor The Austin There is not much verified material on The Austin beyond the building itself. It is a 12 story mixed use concrete structure above grade, about 152,000 square feet, with three retail spaces at street level and two subterranean parking levels. 1545 Pine St - Van Ness corridor, San Francisco The building, in brief Address 1545 Pine St Neighborhood Van Ness corridor, San Francisco Developer Trumark Urban Architect BDE Architecture Completed 2017 Stories 12 Homes 100 What has actually sold here 14 closed sales in The Austin in the last 24 months, the most recent in September 2026. 52 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,030 Van Ness / Civic Center: $780 Median HOA dues $1,222 a month Van Ness / Civic Center: $1,090 a month Median days on market 59 Van Ness / Civic Center: 45 Cash buyers 5 of 9 sales where financing was reported Median price per square foot $1,030 This building $780 Van Ness / Civic Center Median HOA dues $1,222 This building $1,090 Van Ness / Civic Center Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Austin in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Austin With three commercial spaces at the base, ask how the retail leases, income and expenses run through the HOA budget, and read the budget and the reserve study before you form a view. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Austin Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Austin? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Avery | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-avery/

New development - Transbay/East Cut The Avery Two different buildings live inside this 618 foot tower. Floors 2 through 32 are rental apartments under separate branding, and the condominiums begin on the 33rd floor and continue to the top. The glass massing steps as it rises, which is why the tower changes shape as you look up from the street. 488 Folsom St - Transbay/East Cut, San Francisco The building, in brief Address 488 Folsom St Neighborhood Transbay/East Cut, San Francisco Developer Related California Architect OMA, interiors by Clodagh Design Completed 2019 Homes 118 Official site theaverysf.com Worth knowing first. Only the homes from the 33rd floor up are condominiums. Floors 2 through 32 are rental apartments under separate branding. What has actually sold here 31 closed sales in The Avery in the last 24 months, the most recent in September 2026. 77 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,795 South Beach: $1,098 Median HOA dues $2,419 a month South Beach: $1,330 a month Median days on market 28 South Beach: 32 Cash buyers 22 of 31 sales where financing was reported Median price per square foot $1,795 This building $1,098 South Beach Median HOA dues $2,419 This building $1,330 South Beach Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Avery in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Avery Ask precisely how entrances, shared systems, amenities and costs are divided between the rental floors and the condominium floors, because floors 2 through 32 are rental apartments under separate branding. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Avery Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Avery? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Century | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-century-2200-market/

New development - Duboce Triangle/Castro The Century Leticia's and Thai House occupied this stretch of Market Street before the building did. What replaced them is small, 22 condominiums, three of which were delivered as below market rate homes. 2200 Market St - Duboce Triangle/Castro, San Francisco The building, in brief Address 2200 Market St Neighborhood Duboce Triangle/Castro, San Francisco Homes 22 What has actually sold here 5 closed sales in The Century in the last 24 months, the most recent in June 2025. 22 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,197 Duboce Triangle: $1,197 Median HOA dues $809 a month Duboce Triangle: $513 a month Median days on market 17 Duboce Triangle: 13 Cash buyers 0 of 5 sales where financing was reported Median price per square foot $1,197 This building $1,197 Duboce Triangle Median HOA dues $809 This building $513 Duboce Triangle Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Century in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Century With three of the 22 homes below market rate, the first thing to establish on any unit here is whether it is a BMR resale, because that changes the price, the buyer qualification and the entire transaction. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Century Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Century? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Crescent on Nob Hill | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/crescent-875-california/

New development - Nob Hill The Crescent on Nob Hill California and Powell is the one intersection in San Francisco touched by all three cable car lines. The building pulls its curving facade back from that corner and cradles a landscaped entry garden in the space it gives up. The base is granite with horizontal striations, the upper floors read as a contemporary interpretation of the traditional San Francisco bay window, and the roughly 100,000 square feet include a double height conservatory, rooftop gardens, private terraces and a residents' garden at the rear. 875 California St - Nob Hill, San Francisco The building, in brief Address 875 California St Neighborhood Nob Hill, San Francisco Also known as Crescent Nob Hill Developer Grosvenor Architect Robert A.M. Stern Architects, interiors by Champalimaud Design Completed 2020 Stories 7 Homes 44 Official site crescentnobhill.com What has actually sold here 13 closed sales in The Crescent on Nob Hill in the last 24 months, the most recent in August 2026. 24 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,561 Nob Hill: $1,054 Median HOA dues $2,138 a month Nob Hill: $1,037 a month Median days on market 46 Nob Hill: 33 Cash buyers 8 of 12 sales where financing was reported Median price per square foot $1,561 This building $1,054 Nob Hill Median HOA dues $2,138 This building $1,037 Nob Hill Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Crescent on Nob Hill in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Crescent on Nob Hill Cable cars pass this corner, so sit inside the actual unit at more than one time of day before you commit, and compare it against the homes that face the garden at the rear. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Crescent on Nob Hill Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Crescent on Nob Hill? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The District | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-district-2655-bush-st-lower-pac-heights/

New development - Lower Pacific Heights The District Custom perforated metal panels divide the ground floor balconies, their cutouts arranged in rows that reference traditional fence patterns. That detail is most of what is documented about this building, and the rest of the record is thin. It is better to tell you that than to fill the space with adjectives. 2655 Bush St - Lower Pacific Heights, San Francisco The building, in brief Address 2655 Bush St Neighborhood Lower Pacific Heights, San Francisco Architect KTGY Completed 2016 What has actually sold here 11 closed sales in The District in the last 24 months, the most recent in December 2025. 73 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $1,115 Lower Pacific Heights: $1,108 Median HOA dues $953 a month Lower Pacific Heights: $676 a month Median days on market 54 Lower Pacific Heights: 26 Cash buyers 5 of 11 sales where financing was reported Median price per square foot $1,115 This building $1,108 Lower Pacific Heights Median HOA dues $953 This building $676 Lower Pacific Heights Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The District in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The District Because so little is verified here, go in with the basics in hand, the HOA budget, the reserve study, and a walk past those ground floor balconies to judge how much privacy the panels actually give. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The District Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The District? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Harrison | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-harrison/

New development - South Beach The Harrison This tower spent years as a stalled site. Work restarted in 2012, after the recession that followed the completion of the first Rincon Hill tower in 2008 stopped construction here. New owners took over in 2015, brought in Ken Fulk to redesign the residences and amenity floors, and renamed the building The Harrison. It stands roughly 541 feet at the roof as the second residential tower of the Rincon Hill complex. 401 Harrison St - South Beach, San Francisco The building, in brief Address 401 Harrison St Neighborhood South Beach, San Francisco Developer Originally Urban Pacific Development with Principal Real Estate Investors, sold 2015 to Maximus Real Estate Partners and Rockpoint Group Architect Solomon Cordwell Buenz Completed 2014 Stories 52 Homes 299 What has actually sold here 37 closed sales in The Harrison in the last 24 months, the most recent in September 2026. 230 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $1,260 South Beach: $1,098 Median HOA dues $1,750 a month South Beach: $1,330 a month Median days on market 42 South Beach: 32 Cash buyers 15 of 36 sales where financing was reported Median price per square foot $1,260 This building $1,098 South Beach Median HOA dues $1,750 This building $1,330 South Beach Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Harrison in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Harrison Since the interiors were reworked partway through under different ownership, ask which finishes and layouts come from the original scheme and which came after 2015, and get that in writing for the specific unit. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Harrison Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Harrison? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Heights | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-heights-2829-california/

New development - Pacific Heights The Heights Thirteen homes and three commercial spaces share about 40,000 square feet here. That makes this a mixed use building, not a residential one with a shop attached, and residents and commercial tenants share the same structure and the same governing documents. 2829 California St - Pacific Heights, San Francisco The building, in brief Address 2829 California St Neighborhood Pacific Heights, San Francisco Architect RG Architecture Completed 2013 Homes 13 What has actually sold here 2 closed sales in The Heights in the last 24 months, the most recent in November 2025. 6 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Heights in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Heights Read how the commercial spaces are treated in the CC&Rs, specifically how costs are allocated between the residential and commercial owners and how the commercial interest votes. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Heights Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Heights? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Monarch | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-monarch/

New development - Hunters Point/Bayview The Monarch Monarch is one of four for sale collections inside the San Francisco Shipyard master plan, alongside Madison, Landing and Palisades. What that means in practice is that you are evaluating a master plan as much as a group of homes, because the things that will shape living here are being decided at that scale. 51 Innes St - Hunters Point/Bayview, San Francisco The building, in brief Address 51 Innes St Neighborhood Hunters Point/Bayview, San Francisco Developer Lennar What has actually sold here 2 closed sales in The Monarch in the last 24 months, the most recent in December 2025. 15 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Monarch in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Monarch Monarch sits inside The San Francisco Shipyard master plan, so before you compare floor plans, ask what site and regulatory history applies to this parcel as part of that master plan. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Monarch Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Monarch? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Nopa | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-nopa-sf-new-development/

New development - NoPa (North of Panhandle) The Nopa Deeded is the word to notice. Each of the seven two bedroom homes has a private deck or terrace deeded to the unit rather than held as common area, which in a building this small is a real part of what you own. 1811 Turk St - NoPa (North of Panhandle), San Francisco The building, in brief Address 1811 Turk St Neighborhood NoPa (North of Panhandle), San Francisco Developer The Lurie Group Homes 7 What has actually sold here No home in The Nopa has closed on the MLS in the last 24 months. Going further back, 8 sales are on record. A building that quiet is not necessarily a problem, but it does mean there is little recent evidence to price against. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Nopa in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Nopa Read the deeded boundary of the outdoor space in the CC&Rs and confirm who repairs and maintains it, because in a seven owner association any surprise cost is split very few ways. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Nopa Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Nopa? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Pacific | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-pacific-2121-webster/

New development - Pacific Heights The Pacific Most of this building was a dental school built in the 1960s. The original precast concrete exterior was stripped off and replaced with a metal panel and glass curtain wall, with triangular glass bays projecting from the face, and the old mechanical penthouse was turned into duplex penthouses with private terraces. Ten townhomes were built new on an adjacent lot that had been parking. The finished project earned LEED certification. 2121 Webster St - Pacific Heights, San Francisco The building, in brief Address 2121 Webster St Neighborhood Pacific Heights, San Francisco Developer Trumark Urban Architect Handel Architects Completed 2016 What has actually sold here 7 closed sales in The Pacific in the last 24 months, the most recent in June 2026. 65 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $2,383 Pacific Heights: $1,241 Median HOA dues $1,775 a month Pacific Heights: $848 a month Median days on market 0 Pacific Heights: 13 Median price per square foot $2,383 This building $1,241 Pacific Heights Median HOA dues $1,775 This building $848 Pacific Heights Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Pacific in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Pacific With a conversion this deep, ask what was actually replaced behind the new facade and what was left in place from the original structure, particularly plumbing, electrical, and sound separation between homes. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Pacific Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Pacific? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Palace at Washington Square | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-palace-at-washington-square/

New development - North Beach The Palace at Washington Square The Pagoda Palace theater stood on this site from about 1907, when it opened as the Washington Square Theater, until it closed in 1994 and was demolished in August 2013. The cleared lot did not sit empty after that. From 2013 to 2015 the city leased it as the extraction pit for the Central Subway tunnel boring machines, Big Alma and Mom Chung. The homes now occupy the upper four floors, above a ground floor restaurant space of roughly 4,700 square feet. 1731 Powell St - North Beach, San Francisco The building, in brief Address 1731 Powell St Neighborhood North Beach, San Francisco Completed 2018 Stories 5 Worth knowing first. The street number needs checking. The Pagoda Palace theater that stood here is recorded at 1731 and at 1741 Powell, and some listings use 1750 Powell, which is the other side of the street. Confirm the recorded address before you rely on it. What has actually sold here 3 closed sales in The Palace at Washington Square in the last 24 months, the most recent in April 2026. 21 in total since 2016. That is a small sample. Treat the numbers below as indicative, not settled. Median price per square foot $1,259 North Beach: $1,012 Median HOA dues $1,103 a month North Beach: $796 a month Median days on market 6 North Beach: 14 Median price per square foot $1,259 This building $1,012 North Beach Median HOA dues $1,103 This building $796 North Beach Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Palace at Washington Square in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Palace at Washington Square The street number is genuinely unsettled, the theater is recorded at both 1731 and 1741 Powell while some listings use 1750 Powell on the other side of the street, so confirm the recorded address before you rely on anything tied to it. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Palace at Washington Square Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Palace at Washington Square? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The San Francisco Shipyard | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-san-francisco-shipyard/

New development - Hunters Point/Bayview The San Francisco Shipyard This is a master plan, not a building. Roughly 750 acres of the former Hunters Point Naval Shipyard along the bay, with for sale homes grouped into four collections, Madison, Landing, Monarch and Palisades, plus parks, playgrounds and a public art walk, still under construction. The site carries a documented environmental remediation history that includes a falsified soil testing scandal. That is not a footnote, it is the first thing a buyer here should understand. 52 Kirkwood Ave - Hunters Point/Bayview, San Francisco The building, in brief Address 52 Kirkwood Ave Neighborhood Hunters Point/Bayview, San Francisco Also known as Alma and Engel Developer Lennar Completed Under construction Official site lennar.com Worth knowing first. This is a master planned community on the former Hunters Point Naval Shipyard, not a single building. The site has a documented environmental remediation history, including a falsified soil testing scandal. Any buyer here deserves that context up front and a look at the current regulatory record. What has actually sold here 16 closed sales in The San Francisco Shipyard in the last 24 months, the most recent in September 2026. 24 in total since 2016. That is enough closed activity to read this building with reasonable confidence. Median price per square foot $722 Hunters Point: $626 Median HOA dues $778 a month Hunters Point: $716 a month Median days on market 60 Hunters Point: 68 Cash buyers 1 of 16 sales where financing was reported Median price per square foot $722 This building $626 Hunters Point Median HOA dues $778 This building $716 Hunters Point Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The San Francisco Shipyard in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The San Francisco Shipyard Pull the current regulatory record on remediation for the specific parcel you are considering, read it before you look at a floor plan, and if you cannot get comfortable with what it says, look elsewhere. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The San Francisco Shipyard Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The San Francisco Shipyard? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Stanyan | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-stanyan/

New development - Lone Mountain/Inner Richmond The Stanyan Views drove the plan. The 13 homes, all two and three bedrooms, were laid out to frame the Presidio, while the rest of the building turns inward around a courtyard. Parking is individually assigned rather than pooled. 1 Stanyan St - Lone Mountain/Inner Richmond, San Francisco The building, in brief Address 1 Stanyan St Neighborhood Lone Mountain/Inner Richmond, San Francisco Also known as One Stanyan Developer Dolmen Property Group Architect Sternberg Benjamin Architects Completed 2018 Homes 13 What has actually sold here 1 closed sale in The Stanyan in the last 24 months, the most recent in January 2026. 11 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Stanyan in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Stanyan Stand in the actual unit and look out its windows, because an outlook the building was designed around is not distributed evenly across thirteen homes. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Stanyan Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Stanyan? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## The Westerly | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/the-westerly-formerly-known-as-ocean-park-2800-sloat/

New development - Outer Sunset The Westerly The verified record here is short: a site on Sloat Boulevard near Ocean Beach, one, two and three bedroom homes, and a second address, 3535 Wawona Street, that shows up in records for the same building. That is genuinely all that is confirmed. The gaps are worth treating as questions rather than assumptions. 2800 Sloat Blvd - Outer Sunset, San Francisco The building, in brief Address 2800 Sloat Blvd Neighborhood Outer Sunset, San Francisco Also known as 3535 Wawona St Official site thewesterlysf.com What has actually sold here 2 closed sales in The Westerly in the last 24 months, the most recent in July 2026. 19 in total since 2016. That is too few to publish a median from, so I have not. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Westerly in San Francisco. The faint dots are the other new developments in this directory. What I would ask about The Westerly This close to the ocean, exterior upkeep is the line item that matters, so read the reserve study and ask what the association has budgeted for facade, window and railing maintenance. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about The Westerly Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about The Westerly? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Union House | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/union-house-formerly-2465-van-ness/

New development - Russian Hill/Van Ness corridor Union House Structure first: Type I concrete, seven levels above grade over a single below grade garage. That garage holds 34 stalls, fewer than the number of homes in the building. About 2,900 square feet of retail fronts the street at the ground floor, and the shared spaces run from a double height lobby floored in Portuguese limestone up to a rooftop sky lounge. The building also answers to 2465 Van Ness Avenue. 1515 Union St - Russian Hill/Van Ness corridor, San Francisco The building, in brief Address 1515 Union St Neighborhood Russian Hill/Van Ness corridor, San Francisco Also known as 2465 Van Ness Ave Developer DM Development Architect Handel Architects Completed 2020 Stories 7 Homes 41 Official site unionhousesf.com What has actually sold here 9 closed sales in Union House in the last 24 months, the most recent in July 2026. 27 in total since 2016. That is a directional read rather than a definitive one. Median price per square foot $1,978 Cow Hollow: $1,363 Median HOA dues $2,087 a month Cow Hollow: $800 a month Median days on market 74 Cow Hollow: 13 Cash buyers 7 of 9 sales where financing was reported Median price per square foot $1,978 This building $1,363 Cow Hollow Median HOA dues $2,087 This building $800 Cow Hollow Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Union House in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Union House With 34 stalls for 41 homes, confirm in writing whether the specific unit comes with a deeded or assigned space, and price nearby parking before you decide, in case it does not. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Union House Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Union House? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## V20 | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/v20-899-valencia-mission-district/

New development - Mission District V20 Every home here has its own layout, a mix of flats and townhouses fitted into an infill site on Valencia. The facade works in setbacks and recesses, orange and charcoal, glass and metal paneling, rather than meeting the street as a flat wall. Below grade parking, an interior courtyard, private roof decks and ground floor commercial space round it out. One thing is unresolved, rental portals list this address as an apartment building. 899 Valencia St - Mission District, San Francisco The building, in brief Address 899 Valencia St Neighborhood Mission District, San Francisco Architect Kerman Morris Architects Worth knowing first. Rental portals list this address as an apartment building. Confirm the ownership structure before you rely on it being condominium. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way V20 in San Francisco. The faint dots are the other new developments in this directory. What I would ask about V20 Confirm the ownership form in the recorded map before you go any further, because if this is a rental apartment building rather than a condominium there is nothing here to buy. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about V20 Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about V20? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## Vida | New SF Condos | Paulo Serna
URL: https://www.pauloserna.com/new-developments/vida-2558-mission-mission-district/

New development - Mission District Vida Part of this project happened next door. The developer's scope included rehabilitating the New Mission Theater, converting it from a single screen into a five screen, 900 seat cinema with a bar. The building itself rises above roughly 15,000 square feet of ground floor retail, with roof decks on the second and seventh levels and a basement garage that uses car stackers. Its curtain wall alternates columns of glazing sloped about seven degrees inward and outward. 2558 Mission St - Mission District, San Francisco The building, in brief Address 2558 Mission St Neighborhood Mission District, San Francisco Developer Oyster Development Architect Kwan Henmi Completed 2014 Stories 8 Homes 114 What has actually sold here No home in Vida has closed on the MLS in the last 24 months. Going further back, 1 sales are on record. A building that quiet is not necessarily a problem, but it does mean there is little recent evidence to price against. Closed San Francisco MLS sales through 2026-10-13, compiled by me from my own market database. Medians, not averages. HOA dues are those reported at the time of each sale and may have moved since. The neighborhood comparison covers condominiums only. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Vida in San Francisco. The faint dots are the other new developments in this directory. What I would ask about Vida If you need a car, look hard at the stacker system, how retrieval works on an ordinary weekday morning and who pays when it breaks down. Touring this building? Register me before your first visit so your representation is protected, usually at no cost to you. How that works - Ask me about Vida Building details compiled from the building's own site, the developer's or architect's project pages, the general contractor, and San Francisco Planning records, last reviewed August 2026. Anything unverifiable was left out. Deemed reliable but not guaranteed. Not legal, tax, or financial advice. Thinking about Vida? Tell me what you're weighing. I'll register you with the building, come to the first showing, and give you a clear, honest read. Text Paulo Browse all developments Explore neighborhoods Or call (408) 834-9161 - paulo@levelupgroup.com

## San Francisco Real Estate Glossary | Paulo Serna
URL: https://www.pauloserna.com/glossary/

Glossary San Francisco real estate terms, in plain English. The vocabulary that shows up in disclosures, offers, and listing descriptions here, defined the way I'd explain them across a kitchen table. Not legal, tax, or financial advice. By Paulo Serna, San Francisco Real Estate Agent · CA DRE# 02150409 Tenancy in Common · Condominium · Condo conversion · Disclosure package · Natural Hazard Disclosure · Preliminary title report · Contingency · Pre-emptive offer · Homeowners Association · Rent control · Soft-story seismic retrofit · Accessory Dwelling Unit · Compass Concierge Tenancy in Common (TIC) A form of shared ownership common in San Francisco where co-owners hold the whole property together and each has the exclusive right to occupy a specific unit, governed by a TIC agreement. TICs often price below comparable condos, with tradeoffs in financing, resale, and co-owner obligations. Review any TIC agreement with a qualified attorney. Condominium (condo) Individually deeded real estate: you own your unit outright plus a share of the building's common areas, with standard condo financing and a homeowners association. The most straightforward form of shared-building ownership to buy, finance, and resell. Condo conversion The legal process of converting a multi-unit building, often TIC-owned, into individually deeded condominiums under San Francisco's rules. Conversion can increase value and simplify resale, but eligibility is limited and rules change. Never buy a TIC counting on conversion. Disclosure package The set of documents a San Francisco seller typically provides before offers: seller statements, inspection reports, a natural hazard disclosure, a preliminary title report, permit history, and, for condos and TICs, HOA or co-ownership documents. Often a few hundred pages, and the place where a property's real story lives. Natural Hazard Disclosure (NHD) A California-required report stating whether a property sits in mapped hazard zones such as earthquake fault, liquefaction, landslide, flood, or fire severity areas. In San Francisco, liquefaction and seismic zones are the ones buyers most often ask about. Preliminary title report A report from a title company showing how title is held and what's recorded against the property: liens, easements, and exceptions a buyer would take title subject to. Worth reading closely before removing contingencies. Contingency A condition written into an offer that lets the buyer exit or renegotiate without losing their deposit, commonly for inspections, appraisal, or financing. In competitive San Francisco offers, which contingencies to keep or waive is a strategy decision with real risk attached. Decide it deliberately, not by default. Pre-emptive offer An offer made before a seller's published offer date, attempting to buy the property before other buyers respond. Common in San Francisco for well-priced listings. Sometimes it wins value; sometimes it overpays for speed. The right call depends on the property and your alternatives. Homeowners Association (HOA) The organization that governs a condo building or development: it sets budgets, collects dues, maintains common areas, and enforces rules (CC&Rs). HOA financial health, reserves, and pending special assessments belong in every condo buyer's review. Rent control (San Francisco) San Francisco's Rent Ordinance limits annual rent increases and restricts evictions for many buildings, generally those built before June 1979, with specifics that depend on the building and unit history. It significantly shapes the math on multi-unit investments. Confirm how it applies to any specific property with a qualified attorney. Soft-story seismic retrofit Structural strengthening of buildings whose ground floor (often garage openings) is weaker than the floors above, a known earthquake vulnerability. San Francisco has required retrofits for many multi-unit wood-frame buildings; whether the work is done, and done with permits, matters to value and safety. Accessory Dwelling Unit (ADU) / in-law unit A secondary living space on a residential property, such as a converted garage level or backyard unit. San Francisco has legalization paths for some existing unpermitted units. Permitted status drives value, insurability, and rentability, so verify it rather than assume it. Compass Concierge A Compass program that can front the cost of certain pre-sale improvements, like paint, staging, and repairs, repaid at closing. Useful when targeted prep would clearly help a sale; terms and eligibility apply. A term you didn't find? Ask me directly. If it's showing up in your disclosures or your offer, it's worth a plain-English answer. Get in touch . Reading a disclosure package right now? Send your questions over. I'll give you a clear, honest read on what matters and what doesn't. Text Paulo Talk through your options Read common questions Or call (408) 834-9161 - paulo@levelupgroup.com

## Buyer Needs Assessment | Paulo Serna, San Francisco Real Estate
URL: https://www.pauloserna.com/buyers-needs-assessment/

Buyer intake Buyer needs assessment The more I understand about what you're looking for, the sharper my guidance gets. Take a few minutes here, skip anything you're not sure about, and I'll come prepared to our first conversation. I read every submission personally. Leave this field empty: About you First name Last name Email Phone Preferred way to reach you Select... Email Phone call Text Is anyone else part of this purchase? (names and relation) Who will be living in the home? (children, pets, anyone with accessibility needs) Are you currently working with an agent? Select... No Yes Your situation Do you own or rent your current home? Select... Rent Own Are you pre-approved for financing? Select... Yes Not yet, planning to Paying cash No What's your price range? Roughly how much do you have for a down payment? When are you looking to move? Select... Right now (0-30 days) Soon (1-3 months) Later (3-6 months) Much later (6+ months) How long have you been looking? Select... Just starting 0-30 days 1-3 months 3-6 months 6+ months What are your reasons for moving? What does this property need to do for you? (your goals for it) If we find the right property, are you prepared to decide? Select... Yes I'd need some time Not sure yet The property What type of property interests you? Select... Single-family home Condo TIC Multi-unit (2-4 units) Loft Co-op Not sure yet What condition are you open to? Select... Move-in ready Cosmetic upgrades while living there (paint, fixtures, appliances) Multiple projects at once (roof, windows, floors, systems) No project is too big (foundation, non-habitable, tear-down) Bedrooms Select... 1 2 3 4 5+ Bathrooms Select... 1 1.5 2 3 4+ Three features your home must have Deal breakers: your home cannot have these What must your neighborhood have? (parks, food, transit, schools...) Which neighborhoods or cities are you drawn to? Last things How did you hear about me? Select... Referred by a friend or past client Open house Online search An AI assistant (ChatGPT, Perplexity, etc.) Social media This website Direct mail Referred by another agent Other Anything else you'd like me to know? I agree to be contacted by Paulo Serna by call, email, or text about my inquiry. Reply STOP at any time to opt out. Message and data rates may apply. This form is not a request for representation and no agency relationship is created by submitting it. Privacy Policy . Send my assessment

## Seller Needs Assessment | Paulo Serna, San Francisco Real Estate
URL: https://www.pauloserna.com/sellers-needs-assessment/

Seller intake Seller needs assessment Before we talk about price, I want to understand your goals, your timeline, and your property. Take a few minutes here, skip anything you're not sure about, and our first conversation starts miles ahead. I read every submission personally. Leave this field empty: About you First name Last name Email Phone Preferred way to reach you Select... Email Phone call Text Property address Who are the decision makers in this sale? (co-owners, family) Are you currently working with an agent? Select... No Yes Are you interviewing other agents for this job? Select... No Yes Have you considered selling it yourself (FSBO)? Select... No Yes Your situation What are your reasons for selling? When do you want to move? Select... Right now (0-30 days) Soon (1-3 months) Later (3-6 months) Not now (6+ months) How long have you owned the home? Select... Less than 1 year 1-5 years 5-10 years 10+ years If we found a buyer today, would you be ready to sell? Select... Yes I'd need some time Not sure yet What are your plans after you sell? What will you do if the property doesn't sell? What price range are you expecting? Select... Under $750,000 $750,000 to $1,000,000 $1,000,000 to $1,500,000 $1,500,000 to $2,000,000 $2,000,000 to $3,000,000 $3,000,000+ I'd like your read on it Roughly how much do you owe on the property? (optional) Any special assessments or encumbrances? Select... No Yes Not sure The property Bedrooms Select... 1 2 3 4 5+ Bathrooms Select... 1 1.5 2 3 4+ Approximate square footage How would you describe the property's condition? What originally sold you on this home? What upgrades have you made? (with or without permits is useful to know) What do you like most about the neighborhood? Last things How did you hear about me? Select... Referred by a friend or past client Open house Online search An AI assistant (ChatGPT, Perplexity, etc.) Social media This website Direct mail Referred by another agent Other Anything else you'd like me to know? I agree to be contacted by Paulo Serna by call, email, or text about my inquiry. Reply STOP at any time to opt out. Message and data rates may apply. This form is not a request for representation and no agency relationship is created by submitting it. Privacy Policy . Send my assessment

## Thank You | Paulo Serna
URL: https://www.pauloserna.com/thank-you/

Received Got it. Thank you. I read every submission personally and I'll reply within one business day, usually sooner. No pressure, no obligation; the first conversation is just a conversation. Back to the site Read the guides while you wait Need me sooner? Call or text (408) 834-9161 .

## Subscribed | Paulo Serna
URL: https://www.pauloserna.com/subscribed/

Subscribed You're on the list. Expect my San Francisco market notes about once a month: what's actually moving, new guides, and upcoming open houses. No spam, no hard sells, and you can unsubscribe anytime by replying to any email. Read the latest notes now Back to the site

## San Francisco Real Estate Blog | Paulo Serna
URL: https://www.pauloserna.com/blog/

POTM Blog Pulse On Today’s Market - San Francisco Residential Real Estate Paulo's data-backed notes on the San Francisco market: buyer strategy, seller timing, neighborhoods, condos and TICs, cash buyers, and the AI-era economy. New POTM Blog issues drop weekly, built on the same governed MLS data as Paulo's Pulse , my research lab. No hype, no fear. Open Paulo's Pulse ↗ Latest - POTM Blog Issue #26 - October 10, 2026 The Price of Winning POTM BLOG · ISSUE #26 88% Share of San Francisco houses listed under $1 million that sold over asking in the 90 days to October 8, 2026, at a… October 10, 2026 · Governed SF MLS data Every price-band chart you have seen, including the ones on my own data pages, sorts homes by what they sold for. Buyers do not shop that way. They shop by asking price, and when you sort the last 90 days of San Francisco closings by asking price the calm corner of the market disappears. Here is who is fighting, at what price, and what it has been costing to win. Quick read: Where is the competition in the San Francisco housing market right now, by price? Sorted by asking price, the answer for houses is everywhere under $5 million: in the 90 days to October 8, 2026, 88% to 92% of houses in every asking band from under $1 million to $5 million sold over asking, and what changed from band to band was the size of the win, from a median 20.6% over for houses listed under $1 million to 31.6% over for houses listed between $1 million and $1.5 million. Condos are a different market: 60% sold over asking, with the fight concentrated between $1 million and $3 million, and condos listed under $1 million were the one segment where a third of buyers still paid less than asking. A year earlier, 74% of houses and 31% of condos sold over asking. Market Pulse Buyer Strategy Seller Strategy Read the issue > Start here New to the blog? Paulo's Pulse , the research lab and current read In Numbers , the monthly record of the market Market tools & resources , every calculator and guide What first-time buyers miss in San Francisco How to read San Francisco disclosures Buying a condo vs. TIC in San Francisco How I read the San Francisco market All issues Every POTM Blog issue, newest first. Filter by topic. All Market Pulse Buyer Strategy Seller Strategy Condos & TICs Neighborhoods AI & Economy Cash Buyers In Numbers POTM BLOG · ISSUE #26 88% Share of San Francisco houses listed under $1 million that sold over asking in the 90 days to October 8, 2026, at a… October 10, 2026 · Governed SF MLS data POTM Blog Issue #26 - October 10, 2026 The Price of Winning Quick read: Where is the competition in the San Francisco housing market right now, by price? Sorted by asking price, the answer for houses is everywhere under $5 million: in the 90 days to October 8, 2026, 88% to 92% of houses in every asking band from under $1 million to $5 million sold over asking, and what changed from band to band was the size of the win, from a median 20.6% over for houses listed under $1 million to 31.6% over for houses listed between $1 million and $1.5 million. Condos are a different market: 60% sold over asking, with the fight concentrated between $1 million and $3 million, and condos listed under $1 million were the one segment where a third of buyers still paid less than asking. A year earlier, 74% of houses and 31% of condos sold over asking. Market Pulse Buyer Strategy Seller Strategy Read the issue > IN NUMBERS · SEPTEMBER 2026 129% Median sale-to-list for single-family houses in September, on 190 sales. The prior September high in ten years was 117%, in… October 4, 2026 · Governed SF MLS data In Numbers · September 2026 - October 4, 2026 September 2026 in numbers: the biggest overbid in ten Septembers Quick read: The median San Francisco home that closed in September 2026 sold at 113.5% of asking in 12 days, against 100.9% and 16 days a year ago. Single-family houses closed at a median 128.8% of asking, 12 points above any September in the ten years we track; 82% of houses cleared asking by 10% or more and 4% sold under it. Condos sold at 105.3% in 13 days, their first September over asking since 2021. Under $1 million is still the only price band selling at asking. 653 houses and condos were for sale at month end, up from 492 in August and still 32% fewer than last September. The contracts behind these closings were mostly written before the September 16 rate hike; October closings carry the first answer to it. In Numbers Market Pulse Seller Strategy Buyer Strategy Read the issue > POTM BLOG · ISSUE #25 +17.9% to +0.3% What a San Francisco house sold for over asking in early 2022 against early 2023, as the 30-year mortgage went from 3.8% to… October 1, 2026 · Governed SF MLS data POTM Blog Issue #25 - October 1, 2026 The Buyer Who Leaves First Quick read: What does a Fed rate hike do to the San Francisco housing market? In 2022, the last time the 30-year mortgage went from under 4% to nearly 7%, houses went from selling 18% over asking to at asking within a year, and financed condo sales fell by more than half while cash condo sales fell by a quarter. The cost landed on one buyer above all: the person financing a house between $1 million and $3 million, a jumbo loan in San Francisco. So far in 2026 the same thing has not happened. The rate rose from 6.1% in January to 7.6% on the daily index by the end of September and the market got stronger, because a third of buyers now pay cash and there are fewer homes for sale than in any year of the past decade. The first contracts written after the September 16 hike will show up in October closings. Market Pulse Buyer Strategy Seller Strategy Read the issue > POTM BLOG · ISSUE #24 137 Houses for sale in a typical September for every 100 in August, 2016 to 2025 median. By the end of December: 63 September 22, 2026 · Governed SF MLS data POTM Blog Issue #24 - September 22, 2026 The Second Season Quick read: What should buyers and sellers expect from the San Francisco fall market? Over the last ten years, fall ran in three phases. The number of houses for sale peaked in September or October every year, a median 37% above August, then fell to 38% to 54% of that peak by the end of December. Houses listed in the fall sold at a median 108% to 110% of asking, 1.5 to 3.4 points below spring listings, and the year mattered far more than the month. December's weaker numbers are mostly older listings finally selling: houses that sold within two weeks and closed in December got 115.7% of asking, the same as October. The clock says more than the calendar: a fall house that sat past three weeks sold at a median of asking. This fall starts with the thinnest shelf in ten years, early-September houses at 128.6% of asking, and a 30-year mortgage rate of 6.95%, the highest in a year. Market Pulse Seller Strategy Buyer Strategy Read the issue > POTM BLOG · ISSUE #23 152 Houses for sale in San Francisco at the end of August, against 234 a year earlier, which was already the lowest August in ten… September 15, 2026 · Governed SF MLS data POTM Blog Issue #23 - September 15, 2026 Empty Shelves Quick read: Why are San Francisco homes selling so fast in 2026? Because the shelf is empty. From January through August the city averaged 186 single-family houses for sale, 37% fewer than the 294 of 2025, while new contracts rose 6%; condos averaged 434 against 665 as contracts rose 20%. A decade of spring data suggests a shelf this thin should push houses to about 126% of asking. They sold at 123%, so the bidding looks like scarcity, not a frenzy. The fall listing wave is arriving, 116 houses on September 6 and 201 on September 14, but even a normal September would finish below every September of the past ten years. And the median house price is up 21%, of which about 14 points is the same house costing more and the rest is larger houses selling. Market Pulse Seller Strategy Buyer Strategy Neighborhoods Read the issue > IN NUMBERS · AUGUST 2026 14 days Median days on market for everything that closed in August, against 29 a year ago. More than half of all sales, 54%, were… September 7, 2026 · Governed SF MLS data In Numbers · August 2026 - September 7, 2026 August 2026 in numbers: the fastest August in ten years Quick read: The median San Francisco home that closed in August 2026 went into contract in 14 days, against 29 a year ago, and 54% of sales were in contract within two weeks. Houses set ten-year August highs on every competition number (119% of asking, 68% of sales clearing asking by 10% or more, 9% under asking). Condos went from 48 days on market to 14. Under $1 million is the only price band still selling at asking. 548 homes for sale at month end, down 39% on the year, with new listings up 9%: everything that lists sells. In Numbers Market Pulse Seller Strategy Buyer Strategy Read the issue > POTM BLOG · ISSUE #22 $469K What the third bedroom adds to a San Francisco house: median $1,400,000 for two bedrooms, $1,869,000 for three, on 485 and… September 2, 2026 · Governed SF MLS data POTM Blog Issue #22 - September 2, 2026 What a Bedroom Costs Quick read: How much does an extra bedroom cost in San Francisco? Over the last 12 months the median two-bedroom house sold for $1,400,000, the median three-bedroom for $1,869,000 and the median four-bedroom for $2,700,000: the third bedroom costs about $469,000 and the fourth about $831,000. Condos climb a similar ladder, $730,000 for one bedroom, $1,350,000 for two, $1,900,000 for three. But hold the square footage fixed and most of that money disappears. Two, three and four bedroom houses all sell for about $1,130 per square foot, and at the same size a fourth bedroom sells for less than a third, not more. The one bedroom that pays for itself at a fixed size is the second bedroom in a condo. You are buying square feet and a floor plan. The bedroom count is the label. Buyer Strategy Seller Strategy Market Pulse Neighborhoods Read the issue > POTM BLOG · ISSUE #21 +5.8% Median over asking for TIC sales in the last six months, on 176 sales. The same market closed at asking a year ago August 30, 2026 · Governed SF MLS data POTM Blog Issue #21 - August 30, 2026 The TIC Turn Quick read: San Francisco's least understood way to own a home just had its best six months in years. Tenancy in common sales, the fractional-ownership flats most buyers skip past, closed at a median +5.8% over asking in the last six months, in a median 16 days. A year ago the same market closed at asking in 37 days. The share of TIC sales clearing asking by 10% or more nearly tripled, from 13.6% to 39.8%, and now runs ahead of condos at 29.6%. Ten years of data say this is not a normal spring: no year since 2016 posted a median market time under 29 days, and 2026 is running at 18. The product did not change: it is still the 1909-vintage flat with $450 median dues, selling at a 10% per square foot discount to condos. What changed is that buyers stopped skipping past it. TICs Buyer Strategy Market Pulse Neighborhoods Read the issue > POTM BLOG · ISSUE #20 59.9% Share of condo sales with dues under $500 a month that cleared asking by 10% or more, median 13 days on market August 25, 2026 · Governed SF MLS data POTM Blog Issue #20 - August 25, 2026 The HOA Line Quick read: San Francisco condos look flat on average: +1.3% over asking in the last six months while houses ran +22.5%. Split the same condos by monthly HOA dues and the average falls apart. Under $500 a month, 59.9% of sales cleared asking by double digits, in a median 13 days. Over $1,000 a month, 11.1% did, and the most common outcome was still closing below asking, 39.9% of sales. The share roughly halves at each step of the dues ladder, and the pattern survives any way of drawing the brackets. The dues set the odds. The home decides the outcome. Condos HOA Dues Market Pulse Buyer Strategy Read the issue > POTM BLOG · ISSUE #19 +6.4 pts In house country cash pays for the win: 132.2% of asking against 125.8 financed, $1.5M to $2M band August 18, 2026 · Governed SF MLS data POTM Blog Issue #19 - August 18, 2026 What Cash Actually Buys Quick read: National research says an all-cash buyer pays about 10 percent less for the same home than a mortgage buyer. San Francisco splits that answer in two. In condo country, cash does buy a discount, a modest one: in every price band under $3M the typical cash condo closed 1 to 7 points below the financed field, and a full week faster, 15 median days against 22. In house country the same money does the opposite: from $1.5M up, the typical cash house closed above the financed field in every band, 132.2 percent of asking against 125.8 in the $1.5M to $2M band. Cash there does not buy a discount. It buys the win, and it pays for it. Cash Buyers Market Pulse Buyer Strategy Read the issue > POTM BLOG · ISSUE #18 30.9% Share of San Francisco house sales bought in cash over the last 12 months, up six points from 24.9 the year before August 13, 2026 · Governed SF MLS data POTM Blog Issue #18 - August 13, 2026 Cash Doesn't Chase Quick read: Over the last 12 months, 30.9 percent of San Francisco house sales with reported financing were bought in cash, up from 24.9 percent the year before. But the cash is not where the bidding wars are. The five neighborhoods where cash is most common, led by the Financial District at 66.7 percent, all sold within about two and a half points of asking. The neighborhoods where buyers overbid hardest, the Outer Sunset at 30.4 percent over asking, Parkside at 27.4, run on mortgages: roughly three in four sales there carry a loan. The city's loudest bidding wars are fought mostly with borrowed money. Cash buys quietly, at the top of the price ladder, and it pays list. Cash Buyers Market Pulse Seller Strategy Read the issue > POTM BLOG · ISSUE #17 160 San Francisco homes that closed $1M or more above asking in 2026, across 46 neighborhoods August 9, 2026 · Governed SF MLS data POTM Blog Issue #17 - August 9, 2026 The Overbid Map Is Not the Heat Map Quick read: So far in 2026, 160 San Francisco homes closed at least a million dollars above asking, across 46 neighborhoods, for $231 million above list in total. That roster looks like a map of where competition is hottest. It is not. District 2, the Sunset and Parkside, has the highest typical overbid in the city at 32.7 percent and produced 11 of the 160. District 7, Pacific Heights and the Marina, is near the bottom of the city at 6.7 percent and produced 26. A million-dollar gap is mostly a fact about the price of the house, and at the extreme it is a fact about the list price rather than the market. Market Pulse Seller Strategy Buyer Strategy Read the issue > POTM BLOG · ISSUE #16 11.8 pts Spread between the 30-day and 12-month reads of the same neighborhood, on the same day August 6, 2026 · Governed SF MLS data POTM Blog Issue #16 - August 6, 2026 A Window Is a Memory Quick read: On one afternoon, from one governed dataset, Bernal Heights houses sold at 135, 133, 131 and 123 percent of asking. The only thing that changed was how far back the window reached. That is not a flaw. Where the windows disagree, the market is moving, and citywide they disagree for houses and agree for condos. In 21 of the 23 neighborhoods with reliable reads in both, the 90-day figure runs hotter than the 12-month one. And short windows are not automatically noise: 30 of 90 subdistricts carry enough sales for a trustworthy 30-day read, and eleven of those are running five or more points away from their own annual number. Market Pulse Buyer Strategy Seller Strategy Read the issue > POTM BLOG · ISSUE #15 +11.7% Typical margin over asking for 2-unit buildings, their highest in the eleven springs on record August 2, 2026 · Governed SF MLS data POTM Blog Issue #15 - August 2, 2026 The Last Building You Can Live In Quick read: An owner can occupy any small multifamily building, but a duplex is the last one where the unit you keep is still house-sized: a median 1,462 square feet per unit, against 1,218 in a triplex and 916 in a fourplex. This spring San Francisco buyers paid for that. Duplexes sold a median 11.7% over asking between March and late July, their highest in the eleven springs on record, after three straight springs at asking. Four-unit buildings, the ones an investor has to underwrite, still closed slightly under asking. Market Pulse Buyer Strategy Seller Strategy Read the issue > POTM BLOG · ISSUE #14 0.7 mo Single-family months of supply in June, the lowest reading for any June in at least twenty years July 29, 2026 · Governed SF MLS data POTM Blog Issue #14 - July 29, 2026 The Drought Quick read: The whole city is a bidding war for one almost boring reason: there is nearly nothing to buy. San Francisco houses fell to 0.7 months of supply in June, about three weeks of homes on the market and the lowest reading for any June in at least twenty years. Condos, townhomes, and TICs all dropped to near record lows too, active listings are down about 40% in a year, and it is not interest rates. Market Supply Buyer Strategy Seller Strategy Read the issue > POTM BLOG · ISSUE #13 +14.6% House-district condos' typical margin over asking, a ten-year spring high, above even the 2018-19 peak July 25, 2026 · Governed SF MLS data POTM Blog Issue #13 - July 25, 2026 The Pressure Valve Quick read: The house frenzy is leaking into whatever lives like a house: condos in the house districts sold a median 14.6% over asking this spring, a ten-year high, TICs posted their strongest spring since 2018, and the downtown towers are back at asking for the first time since 2022, selling twice as fast as last year. Condos & TICs Buyer Strategy Read the issue > POTM BLOG · ISSUE #12 104.8% The typical SF home sells under 5% over list, not a million over July 21, 2026 · Governed SF MLS data POTM Blog Issue #12 - July 21, 2026 Why San Francisco Homes Sell So Far Over Asking Quick read: You keep seeing it: sold for hundreds of thousands over asking, a million over asking. Market Pulse Read the issue > POTM BLOG · ISSUE #11 146.8% Sunset and Parkside houses: median sale-to-list, 50 sales July 17, 2026 · Governed SF MLS data POTM Blog Issue #11 - July 17, 2026 After the Overbid Quick read: The overbid story now runs one tier below the trophy core: Sunset and Parkside houses cleared 146.8% of list on a strong sample, while spillover stays observed, not proven. Buyer Strategy Neighborhoods Read the issue > POTM BLOG · ISSUE #10 45 Homes that closed at least $1M over list this June July 14, 2026 · Governed SF MLS data POTM Blog Issue #10 - July 14, 2026 A Million Over Asking Quick read: The $1M-over-asking wave is real, but it is a trophy-house story in three districts, powered by cash and inflated by pricing. AI & Economy Cash Buyers Read the issue > POTM BLOG · ISSUE #09 $2.07M Median SF house, Jan to May 2026, up from $1.70M a year earlier July 11, 2026 · Governed SF MLS data POTM Blog Issue #09 - July 11, 2026 The Mid-Year Mark Quick read: At the 2026 halfway mark, houses posted their most competitive first half on record while condos stayed in the patient lane. Market Pulse Read the issue > POTM BLOG · ISSUE #08 112% $5M+ houses: typical sale-to-list, last 90 days July 5, 2026 · Governed SF MLS data POTM Blog Issue #08 - July 5, 2026 The Luxury Exception Quick read: Over a full year the $5M+ top looks calm; in the last 90 days it heated up, and cash did the winning. Cash Buyers Market Pulse Read the issue > POTM BLOG · ISSUE #07 124% Houses: typical sale-to-list, last 90 days June 30, 2026 · Governed SF MLS data POTM Blog Issue #07 - June 30, 2026 The Two-Speed Market Quick read: Houses cleared about 124% of list over the last 90 days while condos held near 101%. Two markets, one city. Condos & TICs Market Pulse Read the issue > POTM BLOG · ISSUE #06 88% Of $2M to $3M houses sold over asking, trailing year June 25, 2026 · Governed SF MLS data POTM Blog Issue #06 - June 25, 2026 The Missing Middle Quick read: The fiercest bidding wars are in the $1.5M to $3M middle, not at the bottom or the top of the price ladder. Buyer Strategy Read the issue > POTM BLOG · ISSUE #05 33% Cash share of city home sales, trailing year June 21, 2026 · Governed SF MLS data POTM Blog Issue #05 - June 21, 2026 Who's Paying Cash Quick read: About a third of San Francisco homes sold for cash over the last year, and the share climbs with price. Cash Buyers Buyer Strategy Read the issue > POTM BLOG · ISSUE #04 123% Single-family sale-to-list, last 30 days June 17, 2026 · Governed SF MLS data POTM Blog Issue #04 - June 17, 2026 The Spring Acceleration Quick read: Houses sped into summer at about 123% of list with a median up roughly 26% in a year; condos held near 100%. Market Pulse Read the issue > POTM BLOG · ISSUE #03 130.7% Outer Sunset sale-to-list, trailing year June 13, 2026 · Governed SF MLS data POTM Blog Issue #03 - June 13, 2026 Where the Overbids Are Quick read: Citywide, homes sold at about 103.6% of list, but that average hides a 33-point spread between neighborhoods. Neighborhoods Buyer Strategy Read the issue > POTM BLOG · ISSUE #02 101.4% Condo sold-to-list price, May 2026 June 10, 2026 · Governed SF MLS data POTM Blog Issue #02 - June 10, 2026 The Condo Turn Quick read: Compass's June report headlines another single-family record; the quieter story is the condo turn underneath it. Condos & TICs Read the issue > POTM BLOG · ISSUE #01 124.6% Single-family sale-to-list, May 2026 June 7, 2026 · Governed SF MLS data POTM Blog Issue #01 - June 7, 2026 The AI-Era Spring Market Quick read: One of the strongest springs in years, with the heat concentrated in houses and the cash-heavy luxury tier. AI & Economy Market Pulse Read the issue > Go deeper To explore supply, competition, and prices by neighborhood, district, and property type, open Paulo's Pulse , the research lab behind every issue (en español: Pulso de Paulo ). Practical how-to guides live on the Tools & Resources page. What does this market mean for your block? Two homes five blocks apart can carry very different risk. Ask me how the current market applies to your specific situation, no pressure. Text Paulo Talk to Paulo Open Paulo's Pulse Or call (408) 834-9161 - paulo@levelupgroup.com

## Blog de Bienes Raíces de San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/

POTM Blog Blog de bienes raíces de San Francisco Las notas de Paulo, respaldadas por datos, sobre el mercado de San Francisco: estrategia de compra, tiempos de venta, vecindarios, condominios y TICs, compradores en efectivo y la economía de la era de la IA. Nuevas ediciones del POTM Blog cada semana, construidas con los mismos datos gobernados del MLS que Pulso de Paulo , mi laboratorio. Sin exageración y sin miedo. Abrir Pulso de Paulo ↗ Reciente - POTM Blog Edición #26 - 10 de octubre de 2026 El precio de ganar POTM BLOG · EDICIÓN #26 88% Proporción de casas de San Francisco listadas bajo $1 millón que se vendieron sobre lo pedido en los 90 días al 8 de… 10 de octubre de 2026 · Datos gobernados del MLS de SF Toda gráfica por rango de precio que usted ha visto, incluidas las de mis propias páginas de datos, ordena las viviendas por lo que se vendieron. Los compradores no buscan así. Buscan por precio pedido, y cuando se ordenan los últimos 90 días de cierres de San Francisco por precio pedido, la esquina tranquila del mercado desaparece. Aquí está quién pelea, a qué precio, y cuánto ha costado ganar. Lectura rápida: ¿Dónde está la competencia en el mercado de vivienda de San Francisco ahora mismo, por precio? Ordenada por precio pedido, la respuesta para las casas es en todas partes por debajo de $5 millones: en los 90 días al 8 de octubre de 2026, entre 88% y 92% de las casas de cada rango de precio pedido, desde menos de $1 millón hasta $5 millones, se vendieron sobre lo pedido, y lo que cambió de un rango a otro fue el tamaño de la victoria, desde una mediana de 20.6% sobre lo pedido en casas listadas bajo $1 millón hasta 31.6% en casas listadas entre $1 millón y $1.5 millones. Los condominios son otro mercado: 60% se vendió sobre lo pedido, con la pelea concentrada entre $1 millón y $3 millones, y los condominios listados bajo $1 millón fueron el único segmento donde un tercio de los compradores todavía pagó menos de lo pedido. Un año antes, 74% de las casas y 31% de los condominios se vendieron sobre lo pedido. Pulso del mercado Estrategia de compra Estrategia de venta Leer la edición > Empiece aquí ¿Nuevo en el blog? Pulso de Paulo , el laboratorio y la lectura actual En cifras , el registro mensual del mercado Herramientas y recursos , cada calculadora y guía Guías de vecindarios , dónde comprar en San Francisco Glosario de bienes raíces , en lenguaje claro Preguntas frecuentes , respuestas rápidas Todas las ediciones Cada edición del POTM Blog, la más reciente primero. Filtre por tema. Todas Pulso del mercado Estrategia de compra Estrategia de venta Condominios y TICs Vecindarios IA y economía Compradores en efectivo En cifras POTM BLOG · EDICIÓN #26 88% Proporción de casas de San Francisco listadas bajo $1 millón que se vendieron sobre lo pedido en los 90 días al 8 de… 10 de octubre de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #26 - 10 de octubre de 2026 El precio de ganar Lectura rápida: ¿Dónde está la competencia en el mercado de vivienda de San Francisco ahora mismo, por precio? Ordenada por precio pedido, la respuesta para las casas es en todas partes por debajo de $5 millones: en los 90 días al 8 de octubre de 2026, entre 88% y 92% de las casas de cada rango de precio pedido, desde menos de $1 millón hasta $5 millones, se vendieron sobre lo pedido, y lo que cambió de un rango a otro fue el tamaño de la victoria, desde una mediana de 20.6% sobre lo pedido en casas listadas bajo $1 millón hasta 31.6% en casas listadas entre $1 millón y $1.5 millones. Los condominios son otro mercado: 60% se vendió sobre lo pedido, con la pelea concentrada entre $1 millón y $3 millones, y los condominios listados bajo $1 millón fueron el único segmento donde un tercio de los compradores todavía pagó menos de lo pedido. Un año antes, 74% de las casas y 31% de los condominios se vendieron sobre lo pedido. Pulso del mercado Estrategia de compra Estrategia de venta Leer la edición > EN CIFRAS · SEPTIEMBRE DE 2026 129% Venta sobre lista mediana de casas unifamiliares en septiembre, en 190 ventas. El máximo anterior de septiembre en… 4 de octubre de 2026 · Datos gobernados del MLS de SF En cifras · septiembre de 2026 - 4 de octubre de 2026 Septiembre de 2026 en cifras: la mayor sobreoferta en diez septiembres Lectura rápida: La vivienda mediana de San Francisco que cerró en septiembre de 2026 se vendió al 113.5% de lo pedido en 12 días, contra 100.9% y 16 días hace un año. Las casas unifamiliares cerraron a una mediana del 128.8% de lo pedido, 12 puntos por encima de cualquier septiembre de los diez años que seguimos; el 82% de las casas superó lo pedido por 10% o más y el 4% se vendió por debajo. Los condominios se vendieron al 105.3% en 13 días, su primer septiembre por encima de lo pedido desde 2021. Menos de $1 millón sigue siendo el único rango que se vende a lo pedido. 653 casas y condominios estaban en venta al cierre del mes, desde 492 en agosto y aún 32% menos que el septiembre pasado. Los contratos detrás de estos cierres se firmaron en su mayoría antes del alza de tasas del 16 de septiembre; los cierres de octubre traen la primera respuesta. En cifras Pulso del mercado Estrategia de venta Estrategia de compra Leer la edición > POTM BLOG · EDICIÓN #25 +17.9% to +0.3% En cuánto sobre lo pedido se vendió una casa en San Francisco a inicios de 2022 contra inicios de 2023, mientras la hipoteca… 1 de octubre de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #25 - 1 de octubre de 2026 El comprador que se va primero Lectura rápida: ¿Qué le hace una subida de tasas de la Fed al mercado de vivienda de San Francisco? En 2022, la última vez que la hipoteca a 30 años pasó de menos de 4% a casi 7%, las casas pasaron de venderse 18% sobre lo pedido a venderse en lo pedido en un año, y las ventas de condominios con financiamiento cayeron más de la mitad mientras las ventas en efectivo cayeron una cuarta parte. El costo cayó sobre un comprador más que ningún otro: el que financia una casa de entre $1 millón y $3 millones, un préstamo jumbo en San Francisco. En lo que va de 2026 no ha pasado lo mismo. La tasa subió de 6.1% en enero a 7.6% en el índice diario al cierre de septiembre y el mercado se puso más fuerte, porque un tercio de los compradores ahora paga en efectivo y hay menos viviendas en venta que en cualquier año de la última década. Los primeros contratos firmados después de la subida del 16 de septiembre aparecerán en los cierres de octubre. Pulso del mercado Estrategia de compra Estrategia de venta Leer la edición > POTM BLOG · EDICIÓN #24 137 Casas en venta en un septiembre típico por cada 100 en agosto, mediana de 2016 a 2025. Al cierre de diciembre: 63 22 de septiembre de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #24 - 22 de septiembre de 2026 La segunda temporada Lectura rápida: ¿Qué pueden esperar compradores y vendedores del mercado de otoño en San Francisco? En los últimos diez años, el otoño corrió en tres fases. El número de casas en venta tocó su pico en septiembre u octubre todos los años, una mediana de 37% por encima de agosto, y bajó a entre 38% y 54% de ese pico al cierre de diciembre. Las casas listadas en otoño se vendieron a una mediana de 108% a 110% de lo pedido, de 1.5 a 3.4 puntos por debajo de los listados de primavera, y el año pesó mucho más que el mes. Las cifras más débiles de diciembre son sobre todo listados viejos que por fin se venden: las casas vendidas en dos semanas que cerraron en diciembre obtuvieron 115.7% de lo pedido, igual que en octubre. El reloj dice más que el calendario: una casa de otoño que pasó de tres semanas se vendió a una mediana de lo pedido. Este otoño empieza con el estante más delgado en diez años, casas a 128.6% de lo pedido a inicios de septiembre y una tasa hipotecaria a 30 años de 6.95%, la más alta en un año. Pulso del mercado Estrategia de venta Estrategia de compra Leer la edición > POTM BLOG · EDICIÓN #23 152 Casas en venta en San Francisco al cierre de agosto, contra 234 un año antes, que ya era el agosto más bajo en diez años 15 de septiembre de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #23 - 15 de septiembre de 2026 Estantes vacíos Lectura rápida: ¿Por qué las viviendas de San Francisco se venden tan rápido en 2026? Porque el estante está vacío. De enero a agosto la ciudad promedió 186 casas unifamiliares en venta, 37% menos que las 294 de 2025, mientras los contratos nuevos subieron 6%; los condominios promediaron 434 contra 665 con contratos 20% arriba. Una década de datos de primavera sugiere que un estante así de delgado debería llevar las casas a cerca del 126% de lo pedido. Se vendieron al 123%, así que la puja parece escasez, no frenesí. La ola de listados de otoño está llegando, 116 casas el 6 de septiembre y 201 el 14, pero incluso un septiembre normal terminaría por debajo de todos los septiembres de los últimos diez años. Y el precio mediano de las casas subió 21%, de lo cual cerca de 14 puntos es la misma casa costando más y el resto es que se vendieron casas más grandes. Pulso del mercado Estrategia de venta Estrategia de compra Vecindarios Leer la edición > EN CIFRAS · AGOSTO DE 2026 14 días Días medianos en el mercado de todo lo que cerró en agosto, contra 29 hace un año. Más de la mitad de las ventas, el 54%… 7 de septiembre de 2026 · Datos gobernados del MLS de SF En cifras · agosto de 2026 - 7 de septiembre de 2026 Agosto de 2026 en cifras: el agosto más rápido en diez años Lectura rápida: La vivienda mediana de San Francisco que cerró en agosto de 2026 entró en contrato en 14 días, contra 29 hace un año, y el 54% de las ventas estaba en contrato en dos semanas. Las casas marcaron máximos de diez agostos en cada cifra de competencia (119% de lo pedido, 68% de las ventas superando lo pedido por 10% o más, 9% por debajo). Los condominios pasaron de 48 días en el mercado a 14. Menos de $1 millón es el único rango que aún se vende a lo pedido. 548 viviendas en venta al cierre del mes, 39% menos que hace un año, con listados nuevos 9% arriba: todo lo que sale se vende. En cifras Pulso del mercado Estrategia de venta Estrategia de compra Leer la edición > POTM BLOG · EDICIÓN #22 $469K Lo que la tercera recámara agrega a una casa en San Francisco: mediana de $1,400,000 con dos recámaras, $1,869,000 con tres… 2 de septiembre de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #22 - 2 de septiembre de 2026 Lo que cuesta una recámara Lectura rápida: ¿Cuánto cuesta una recámara adicional en San Francisco? En los últimos 12 meses la casa mediana de dos recámaras se vendió en $1,400,000, la de tres en $1,869,000 y la de cuatro en $2,700,000: la tercera recámara cuesta cerca de $469,000 y la cuarta cerca de $831,000. Los condominios suben una escalera parecida, $730,000 con una recámara, $1,350,000 con dos, $1,900,000 con tres. Pero fije el tamaño y casi todo ese dinero desaparece. Las casas de dos, tres y cuatro recámaras se venden a unos $1,130 por pie cuadrado, y al mismo tamaño una cuarta recámara se vende por menos que una tercera, no por más. La única recámara que se paga sola a tamaño fijo es la segunda de un condominio. Usted compra pies cuadrados y una distribución. El número de recámaras es la etiqueta. Estrategia de compra Estrategia de venta Pulso del mercado Vecindarios Leer la edición > POTM BLOG · EDICIÓN #21 +5.8% Mediana sobre lo pedido de las ventas de TIC en los últimos seis meses, en 176 ventas. El mismo mercado cerraba en lo… 30 de agosto de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #21 - 30 de agosto de 2026 El giro de los TIC Lectura rápida: La forma menos comprendida de ser propietario en San Francisco acaba de tener sus mejores seis meses en años. Las ventas de tenencia en común, los flats de propiedad fraccionada que la mayoría de compradores pasa de largo, cerraron a una mediana de +5.8% sobre lo pedido en los últimos seis meses, en una mediana de 16 días. Hace un año, el mismo mercado cerraba en lo pedido en 37 días. La proporción de ventas de TIC que superó lo pedido por 10% o más casi se triplicó, de 13.6% a 39.8%, y ya corre por delante de los condominios, en 29.6%. Diez años de datos dicen que esta no es una primavera normal: ningún año desde 2016 registró una mediana de tiempo en mercado menor a 29 días, y 2026 corre a 18. El producto no cambió: sigue siendo el flat de 1909 con cuota mediana de $450, vendido con 10% de descuento por pie cuadrado frente a los condominios. Lo que cambió es que los compradores dejaron de pasarlo de largo. TICs Estrategia de compra Pulso del mercado Vecindarios Leer la edición > POTM BLOG · EDICIÓN #20 59.9% Proporción de ventas de condominios con cuota menor a $500 al mes que superó lo pedido por 10% o más, mediana de 13 días en… 25 de agosto de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #20 - 25 de agosto de 2026 La línea de las cuotas Lectura rápida: Los condominios de San Francisco se ven planos en promedio: +1.3% sobre lo pedido en los últimos seis meses mientras las casas corrieron +22.5%. Divida los mismos condominios por la cuota mensual del HOA y el promedio se desarma. Con menos de $500 al mes, el 59.9% de las ventas superó lo pedido por dos dígitos, en una mediana de 13 días. Con más de $1,000, lo hizo el 11.1%, y el resultado más común siguió siendo cerrar por debajo de lo pedido, el 39.9% de las ventas. La proporción se reduce a la mitad en cada escalón de la escalera de cuotas, y el patrón sobrevive a cualquier forma de trazar los rangos. La cuota fija las probabilidades. La vivienda decide el resultado. Condos HOA Dues Pulso del mercado Estrategia de compra Leer la edición > POTM BLOG · EDICIÓN #19 +6.4 pts En territorio de casas el efectivo paga por ganar: 132.2% de lo pedido contra 125.8 financiado, rango de $1.5M a $2M 18 de agosto de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #19 - 18 de agosto de 2026 Lo que el efectivo compra en realidad Lectura rápida: La investigación nacional dice que un comprador de puro efectivo paga cerca de 10 por ciento menos por la misma casa que un comprador con hipoteca. San Francisco divide esa respuesta en dos. En territorio de condominios, el efectivo sí compra un descuento, uno modesto: en cada rango de precio bajo $3M, el condominio típico en efectivo cerró de 1 a 7 puntos por debajo del campo financiado, y una semana completa más rápido, 15 días de mediana contra 22. En territorio de casas, el mismo dinero hace lo contrario: de $1.5M hacia arriba, la casa típica en efectivo cerró por encima del campo financiado en cada rango, 132.2 por ciento de lo pedido contra 125.8 en el rango de $1.5M a $2M. Ahí el efectivo no compra un descuento. Compra la victoria, y la paga. Compradores en efectivo Pulso del mercado Estrategia de compra Leer la edición > POTM BLOG · EDICIÓN #18 30.9% Parte de las ventas de casas de San Francisco pagadas en efectivo en los últimos 12 meses, seis puntos más que el 24.9… 13 de agosto de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #18 - 13 de agosto de 2026 El efectivo no persigue Lectura rápida: En los últimos 12 meses, el 30.9 por ciento de las ventas de casas de San Francisco con financiamiento reportado se pagaron en efectivo, desde 24.9 por ciento el año anterior. Pero el efectivo no está donde están las guerras de ofertas. Los cinco vecindarios donde el efectivo es más común, encabezados por el Distrito Financiero con 66.7 por ciento, se vendieron a unos dos puntos y medio de lo pedido. Los vecindarios donde más se sobrepuja, el Outer Sunset con 30.4 por ciento sobre lo pedido, Parkside con 27.4, corren con hipotecas: unas tres de cada cuatro ventas llevan préstamo. Las guerras de ofertas más ruidosas de la ciudad se pelean sobre todo con dinero prestado. El efectivo compra en silencio, en lo alto de la escalera de precios, y paga lo pedido. Compradores en efectivo Pulso del mercado Estrategia de venta Leer la edición > POTM BLOG · EDICIÓN #17 160 Viviendas de San Francisco que cerraron $1M o más sobre lo pedido en 2026, en 46 vecindarios 9 de agosto de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #17 - 9 de agosto de 2026 El mapa del sobreprecio no es el mapa del calor Lectura rápida: En lo que va de 2026, 160 viviendas de San Francisco cerraron al menos un millón de dólares sobre lo pedido, en 46 vecindarios, con $231 millones sobre lista en total. Esa lista parece un mapa de donde la competencia es más fuerte. No lo es. El Distrito 2, el Sunset y Parkside, tiene el sobreprecio típico más alto de la ciudad con 32.7 por ciento y aportó 11 de las 160. El Distrito 7, Pacific Heights y la Marina, está cerca del fondo de la ciudad con 6.7 por ciento y aportó 26. Una brecha de un millón habla sobre todo del precio de la casa, y en el extremo habla del precio de lista y no del mercado. Pulso del mercado Estrategia de venta Estrategia de compra Leer la edición > POTM BLOG · EDICIÓN #16 11.8 pts Diferencia entre la lectura de 30 días y la de 12 meses del mismo vecindario, el mismo día 6 de agosto de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #16 - 6 de agosto de 2026 Una ventana es una memoria Lectura rápida: En una sola tarde, del mismo conjunto de datos gobernado, las casas de Bernal Heights se vendieron a 135, 133, 131 y 123 por ciento de lo pedido. Lo único que cambio fue hasta dónde llegaba la ventana hacia atrás. No es una falla. Dónde las ventanas no coinciden, el mercado se está moviendo, y en la ciudad no coinciden para casas y si coinciden para condominios. En 21 de los 23 vecindarios con lecturas confiables en ambas, la cifra de 90 días corre más caliente que la de 12 meses. Las Y las ventanas cortas no son ruido automáticamente: 30 de 90 subdistritos tienen ventas suficientes para una lectura confiable de 30 días, y once de ellos corren cinco o más puntos lejos de su propio número anual. Pulso del mercado Estrategia de compra Estrategia de venta Leer la edición > POTM BLOG · EDICIÓN #15 +11.7% Margen típico sobre lo pedido de los edificios de 2 unidades, el más alto en las once primaveras del registro 2 de agosto de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #15 - 2 de agosto de 2026 El último edificio donde se puede vivir Lectura rápida: Un dueño puede ocupar cualquier edificio multifamiliar pequeño, pero un dúplex es el último donde la unidad que se queda todavía tiene tamaño de casa: una mediana de 1,462 pies cuadrados por unidad, contra 1,218 en un tríplex y 916 en un cuádruplex. Esta primavera los compradores de San Francisco pagaron por eso. Los dúplex se vendieron una mediana de 11.7% sobre lo pedido entre marzo y fines de julio, su nivel más alto en las once primaveras del registro, tras tres primaveras seguidas en lo pedido. Los edificios de cuatro unidades, los que un inversionista tiene que analizar, cerraron todavía un poco por debajo. Pulso del mercado Estrategia de compra Estrategia de venta Leer la edición > POTM BLOG · EDICIÓN #14 0.7 mo Meses de inventario de casas en junio, la lectura más baja de cualquier junio en al menos veinte años 29 de julio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #14 - 29 de julio de 2026 La sequía Lectura rápida: Toda la ciudad es una guerra de ofertas por una razón casi aburrida: casi no hay nada que comprar. Las casas de San Francisco cayeron a 0.7 meses de inventario en junio, unas tres semanas de viviendas en el mercado y la lectura más baja de cualquier junio en al menos veinte años. Los condominios, townhomes y TIC también cayeron a minimos casi históricos, los listados activos bajaron cerca de 40% en un año, y no son las tasas de interés. Market Supply Estrategia de compra Estrategia de venta Leer la edición > POTM BLOG · EDICIÓN #13 +14.6% Margen típico sobre lo pedido de los condominios de distritos de casas, máximo de diez primaveras, sobre el pico de 2018-19 25 de julio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #13 - 25 de julio de 2026 La válvula de escape Lectura rápida: Tres ediciones seguidas han sido sobre el mercado de casas: los titulares del millón sobre lo pedido, los compradores que se adaptan, los precios de lista hechos para superarse. Condominios y TICs Estrategia de compra Leer la edición > POTM BLOG · EDICIÓN #12 104.8% La vivienda típica de SF se vende menos de 5% sobre lista, no un millón 21 de julio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #12 - 21 de julio de 2026 Por qué las casas de San Francisco se venden tan por encima de lo pedido Lectura rápida: Lo ve todo el tiempo: vendida por cientos de miles sobre lo pedido, un millón sobre lo pedido. Pulso del mercado Leer la edición > POTM BLOG · EDICIÓN #11 146.8% Casas de Sunset y Parkside: venta sobre lista mediana, 50 ventas 17 de julio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #11 - 17 de julio de 2026 Después del sobreprecio Lectura rápida: La Edición #10 desarmó el titular de junio del millón sobre lo pedido: real, estrecho, tres distritos, efectivo, precio incluido. Estrategia de compra Vecindarios Leer la edición > POTM BLOG · EDICIÓN #10 45 Casas que cerraron al menos $1M sobre lista este junio 14 de julio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #10 - 14 de julio de 2026 Un millón sobre lo pedido Lectura rápida: El reporte de julio de Mike Simonsen, economista de Compass, senala que 44 casas en San Francisco se vendieron al menos un millón de dólares sobre lo pedido en junio, y lo atribuye a un auge de riqueza por la IA. IA y economía Compradores en efectivo Leer la edición > POTM BLOG · EDICIÓN #09 $2.07M Casa mediana de SF, enero a mayo 2026, desde $1.70M un año antes 11 de julio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #09 - 11 de julio de 2026 El punto medio del año Lectura rápida: Hoy es el punto medio de 2026. Pulso del mercado Leer la edición > POTM BLOG · EDICIÓN #08 112% Casas $5M+: venta sobre lista típica, últimos 90 días 5 de julio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #08 - 5 de julio de 2026 La excepción del lujo Lectura rápida: Hace dos ediciones la cima parecía el rincón tranquilo. Compradores en efectivo Pulso del mercado Leer la edición > POTM BLOG · EDICIÓN #07 124% Casas: venta sobre lista típica, últimos 90 días 30 de junio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #07 - 30 de junio de 2026 El mercado de dos velocidades Lectura rápida: Dos viviendas, una misma ciudad, dos mercados distintos. Condominios y TICs Pulso del mercado Leer la edición > POTM BLOG · EDICIÓN #06 88% De casas de $2M a $3M vendidas sobre lo pedido, último año 25 de junio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #06 - 25 de junio de 2026 El centro olvidado Lectura rápida: Mucha gente asume que las casas más baratas atraen la competencia más feroz. Estrategia de compra Leer la edición > POTM BLOG · EDICIÓN #05 33% Ventas en efectivo en la ciudad, último año 21 de junio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #05 - 21 de junio de 2026 Quién paga en efectivo Lectura rápida: Cerca de una de cada tres casas vendidas en San Francisco durante el último año se cerró en efectivo, sin préstamo. Compradores en efectivo Estrategia de compra Leer la edición > POTM BLOG · EDICIÓN #04 123% Venta sobre lista unifamiliar, últimos 30 días 17 de junio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #04 - 17 de junio de 2026 La aceleración de primavera Lectura rápida: Las casas no se enfriaron al entrar el verano. Pulso del mercado Leer la edición > POTM BLOG · EDICIÓN #03 130.7% Venta sobre lista, Outer Sunset, último año 13 de junio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #03 - 13 de junio de 2026 Dónde están los sobreprecios Lectura rápida: En toda la ciudad, las casas se vendieron a cerca del 103.6% del precio de lista en el último año. Vecindarios Estrategia de compra Leer la edición > POTM BLOG · EDICIÓN #02 101.4% Venta sobre lista de condominios, mayo 2026 10 de junio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #02 - 10 de junio de 2026 El giro de los condominios Lectura rápida: Compass acaba de publicar su reporte de junio sobre San Francisco, 35 páginas de gráficas con datos hasta mayo de 2026. Condominios y TICs Leer la edición > POTM BLOG · EDICIÓN #01 124.6% Venta sobre lista unifamiliar, mayo 2026 7 de junio de 2026 · Datos gobernados del MLS de SF POTM Blog Edición #01 - 7 de junio de 2026 El mercado de primavera en la era de la IA Lectura rápida: Uno de los mercados de primavera más fuertes en años, pero el calor está concentrado: las casas unifamiliares y el segmento de lujo con mucho efectivo suben con fuerza mientras los condominios más cercanos a las nuevas oficinas de IA siguen suaves. IA y economía Pulso del mercado Leer la edición > Para profundizar Para explorar oferta, competencia y precios por vecindario, distrito y tipo de propiedad, abra Pulso de Paulo , el laboratorio detrás de cada edición. Las guías prácticas viven en Herramientas y recursos . ¿Qué significa este mercado para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Pregúnteme cómo aplica el mercado actual a su situación, sin presión. Envíe un texto a Paulo Hablar con Paulo Abrir Pulso de Paulo O llame al (408) 834-9161 - paulo@levelupgroup.com

## San Francisco Housing Market in Numbers, Month by Month | Paulo Serna
URL: https://www.pauloserna.com/blog/in-numbers/

Paulo's Pulse ↗ In Numbers The San Francisco market, month by month, in numbers The monthly record: what closed, what it sold for, how fast it went, and what the numbers say about the market you are walking into. One month per edition, published the first week of the following month, on the same governed MLS data as Paulo's Pulse . The numbered POTM Blog issues say what the numbers mean; this series is the record. Every month IN NUMBERS · SEPTEMBER 2026 129% Median sale-to-list for single-family houses in September, on 190 sales. The prior September high in ten years was 117%, in… October 4, 2026 · Governed SF MLS data In Numbers · September 2026 - October 4, 2026 September 2026 in numbers: the biggest overbid in ten Septembers Quick read: The median San Francisco home that closed in September 2026 sold at 113.5% of asking in 12 days, against 100.9% and 16 days a year ago. Single-family houses closed at a median 128.8% of asking, 12 points above any September in the ten years we track; 82% of houses cleared asking by 10% or more and 4% sold under it. Condos sold at 105.3% in 13 days, their first September over asking since 2021. Under $1 million is still the only price band selling at asking. 653 houses and condos were for sale at month end, up from 492 in August and still 32% fewer than last September. The contracts behind these closings were mostly written before the September 16 rate hike; October closings carry the first answer to it. In Numbers Market Pulse Seller Strategy Buyer Strategy Read the issue > IN NUMBERS · AUGUST 2026 14 days Median days on market for everything that closed in August, against 29 a year ago. More than half of all sales, 54%, were… September 7, 2026 · Governed SF MLS data In Numbers · August 2026 - September 7, 2026 August 2026 in numbers: the fastest August in ten years Quick read: The median San Francisco home that closed in August 2026 went into contract in 14 days, against 29 a year ago, and 54% of sales were in contract within two weeks. Houses set ten-year August highs on every competition number (119% of asking, 68% of sales clearing asking by 10% or more, 9% under asking). Condos went from 48 days on market to 14. Under $1 million is the only price band still selling at asking. 548 homes for sale at month end, down 39% on the year, with new listings up 9%: everything that lists sells. In Numbers Market Pulse Seller Strategy Buyer Strategy Read the issue > How to read these figures Each month covers closed sales with a close date in that month, recorded through the edition date; late-reported closes lift the count in the following weeks and move the medians little. Prices, days on market and sale-to-list are medians, never averages. Cash shares count only sales with reported financing. Inventory, months of supply, pendings and new listings are SFAR InfoSparks, San Francisco County. District and neighborhood reads use three months so no district sits on a thin month; neighborhoods under 15 sales are grey, never guessed. What do these numbers say about your block? Reply with the address and I will send the same cut for your neighborhood, no pressure. Text Paulo Talk to Paulo Open Paulo's Pulse Or call (408) 834-9161 - paulo@levelupgroup.com

## El mercado de vivienda de San Francisco en cifras, mes por mes | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/en-cifras/

Pulso de Paulo ↗ En cifras El mercado de San Francisco, mes por mes, en cifras El registro mensual: qué cerró, en cuánto se vendió, qué tan rápido se fue y qué dicen los números del mercado que viene. Un mes por edición, publicada la primera semana del mes siguiente, con los mismos datos gobernados del MLS que Pulso de Paulo . Las ediciones numeradas del POTM Blog explican qué significan; esta serie es el registro. Todos los meses EN CIFRAS · SEPTIEMBRE DE 2026 129% Venta sobre lista mediana de casas unifamiliares en septiembre, en 190 ventas. El máximo anterior de septiembre en… 4 de octubre de 2026 · Datos gobernados del MLS de SF En cifras · septiembre de 2026 - 4 de octubre de 2026 Septiembre de 2026 en cifras: la mayor sobreoferta en diez septiembres Lectura rápida: La vivienda mediana de San Francisco que cerró en septiembre de 2026 se vendió al 113.5% de lo pedido en 12 días, contra 100.9% y 16 días hace un año. Las casas unifamiliares cerraron a una mediana del 128.8% de lo pedido, 12 puntos por encima de cualquier septiembre de los diez años que seguimos; el 82% de las casas superó lo pedido por 10% o más y el 4% se vendió por debajo. Los condominios se vendieron al 105.3% en 13 días, su primer septiembre por encima de lo pedido desde 2021. Menos de $1 millón sigue siendo el único rango que se vende a lo pedido. 653 casas y condominios estaban en venta al cierre del mes, desde 492 en agosto y aún 32% menos que el septiembre pasado. Los contratos detrás de estos cierres se firmaron en su mayoría antes del alza de tasas del 16 de septiembre; los cierres de octubre traen la primera respuesta. En cifras Pulso del mercado Estrategia de venta Estrategia de compra Leer la edición > EN CIFRAS · AGOSTO DE 2026 14 días Días medianos en el mercado de todo lo que cerró en agosto, contra 29 hace un año. Más de la mitad de las ventas, el 54%… 7 de septiembre de 2026 · Datos gobernados del MLS de SF En cifras · agosto de 2026 - 7 de septiembre de 2026 Agosto de 2026 en cifras: el agosto más rápido en diez años Lectura rápida: La vivienda mediana de San Francisco que cerró en agosto de 2026 entró en contrato en 14 días, contra 29 hace un año, y el 54% de las ventas estaba en contrato en dos semanas. Las casas marcaron máximos de diez agostos en cada cifra de competencia (119% de lo pedido, 68% de las ventas superando lo pedido por 10% o más, 9% por debajo). Los condominios pasaron de 48 días en el mercado a 14. Menos de $1 millón es el único rango que aún se vende a lo pedido. 548 viviendas en venta al cierre del mes, 39% menos que hace un año, con listados nuevos 9% arriba: todo lo que sale se vende. En cifras Pulso del mercado Estrategia de venta Estrategia de compra Leer la edición > Cómo leer estas cifras Cada mes cubre las ventas cerradas con fecha de cierre en ese mes, registradas hasta la fecha de la edición; los cierres reportados tarde elevan el conteo en las semanas siguientes y mueven poco las medianas. Precios, días en el mercado y venta sobre lista son medianas, nunca promedios. Las cuotas de efectivo cuentan solo ventas con financiamiento reportado. Inventario, meses de oferta, pendientes y listados nuevos vienen de SFAR InfoSparks, condado de San Francisco. Las lecturas por distrito y vecindario usan tres meses para que ningún distrito descanse en un mes delgado; los vecindarios con menos de 15 ventas van en gris, nunca se adivinan. ¿Qué dicen estas cifras de su cuadra? Responda con la dirección y le envío el mismo corte para su vecindario, sin presión. Envíe un texto a Paulo Hablar con Paulo Abrir Pulso de Paulo O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #26: The Price of Winning | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-26-the-price-of-winning/

Paulo's Pulse ↗ POTM Blog Issue #26, October 10, 2026 The Price of Winning Every price-band chart you have seen, including the ones on my own data pages, sorts homes by what they sold for. Buyers do not shop that way. They shop by asking price, and when you sort the last 90 days of San Francisco closings by asking price the calm corner of the market disappears. Here is who is fighting, at what price, and what it has been costing to win. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published October 10, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #26 · The numbers 88% Share of San Francisco houses listed under $1 million that sold over asking in the 90 days to October 8, 2026, at a median 20.6% over. Sorted by sale price, the same band reads 56% +31.6% Median over asking for houses listed between $1 million and $1.5 million, the largest in any band. A $1.25 million list closed near $1.65 million 31% Share of condos listed under $1 million that sold under asking, the only segment in the city where that was true of a third of sales. A year ago it was half Ask a buyer what they are looking for and they will tell you an asking price. "Something under a million." "Up to a million and a half." Nobody shops by what a home will eventually sell for, because nobody knows that yet. And yet every price-band chart in this market, including the segments table on my own data pages, sorts homes by sale price, because that is the number the MLS records last. The difference matters most at the bottom. A house listed at $950,000 that sells for $1,250,000 gets filed under $1 million to $1.5 million. The under $1 million band keeps only the houses that did not get bid up, so it looks calm. For this issue I re-sorted the last 90 days of San Francisco closings by the price the seller asked, and the calm corner disappeared. Houses: the fight is everywhere, the price of it is not In the 90 days to October 8, 501 single-family houses closed in San Francisco. Sorted by asking price, the share that sold over asking barely moves from band to band: 88% of houses listed under $1 million, 89% from $1 million to $1.5 million, 92% from $1.5 million to $2 million, 91% from $2 million to $3 million, 88% from $3 million to $5 million. Only above $5 million does it fall, to 67%, and two in three is still a majority. What changes is how much it takes to win. The median house listed under $1 million sold 20.6% over asking , $200,020 above the list. The $1 million to $1.5 million band carried the largest overbid in the city: a median 31.6% over , $383,000, so a $1.25 million list closed near $1.65 million. From there the percentage eases as the asking price climbs, 26.8%, 23.8%, 19.8%, and 10.0% above $5 million, while the dollar figure keeps growing to $791,375 in the $3 million to $5 million band. The cheapest listings are the most contested relative to price; the most expensive are the most contested in dollars. What a San Francisco house sold for over asking, by asking price: last 90 days against the same days of 2025 Single-family houses, median sale price against final list price, grouped by the list price, closings July 12 to October 8, 2026 (501 sales) and the same days of 2025 (531). Every band is 33 sales or more. The $5 million and up band had 33 sales this year and 24 last year. POTM Command governed closings. Listed under $1M, 2026 +20.6% Listed under $1M, 2025 +11.7% $1M to $1.5M, 2026 +31.6% $1M to $1.5M, 2025 +16.3% $1.5M to $2M, 2026 +26.8% $1.5M to $2M, 2025 +12.9% $2M to $3M, 2026 +23.8% $2M to $3M, 2025 +8.3% $3M to $5M, 2026 +19.8% $3M to $5M, 2025 +0.1% $5M and up, 2026 +10.0% $5M and up, 2025 -1.4% Compare that to the same 90 days of 2025 and every band moved up, some by a lot. Houses listed $1 million to $1.5 million went from 16.3% over to 31.6%. The $2 million to $3 million band went from 8.3% to 23.8%. The $3 million to $5 million band, which sold at asking a year ago, is now 19.8% over, the largest single move on the chart. Even the $5 million and up band, which sold slightly under asking last fall, is 10% over this one. Citywide, the median house went from 10.8% over asking to 23.8%, and from 74% of houses selling over asking to 88%. The $1 million house is a list price Here is the cleanest way to see what the sale-price chart hides. In those 90 days, 99 houses came to market asking less than $1 million. Thirty-seven of them closed under $1 million. The median house that started under $1 million finished at $1,120,000 , and 45% of them closed at $1.2 million or more. A year earlier 134 houses were listed under $1 million and 78 sold there; the entry end of the house market has lost a quarter of its listings and more than half of its sub-$1 million closings in a year. Sorted by sale price, the under $1 million house band shows 56% selling over asking across the past twelve months. Sorted by asking price, the same twelve months show 84%. Neither number is wrong. One describes the houses that stayed cheap, and the other describes what happened to a buyer who went looking for one. House country 99 / 37 houses listed under $1 million / houses that sold under $1 million, last 90 days The median house listed under $1 million closed at $1,120,000, and 45% of them closed at $1.2 million or more. A year ago 134 were listed under $1 million and 78 sold there Condo country 31% of condos listed under $1 million sold under asking, the one segment where a third of buyers paid less than asking 261 sales, median exactly at asking, 24 days on market against 48 a year ago, when half sold under asking. The room is still there; it is half the size it was Condos: a narrower fight, and one open door Condos and townhouses run on a different scale, as they have all year. Of 611 closings in the 90 days, 60% sold over asking, at a median 1.9% over, in 14 days. A year ago it was 31%, at a median just under asking, in 36 days. That is the condo market's recovery in one line. By asking price, the condo fight sits between $1 million and $3 million: 72% of condos listed from $1 million to $1.5 million sold over asking, 70% from $1.5 million to $2 million, 65% from $2 million to $3 million. The $1 million to $1.5 million band closed a median 8.9% over, $113,000, the only condo band that behaves like a house band. Above $3 million, condos sold at a median of exactly asking, and two thirds of those buyers paid cash. Share of San Francisco condos that sold over asking, by asking price: last 90 days against the same days of 2025 Condos and townhouses, share of closings with a sale price above the final list price, grouped by the list price, closings July 12 to October 8, 2026 (611 sales) and the same days of 2025 (581). The $3 million to $5 million band is 25 sales this year and 18 last year, read as directional. The $5 million and up band, 10 and 5 sales, is left off the chart. POTM Command governed closings. Listed under $1M, 2026 52% Listed under $1M, 2025 30% $1M to $1.5M, 2026 72% $1M to $1.5M, 2025 36% $1.5M to $2M, 2026 70% $1.5M to $2M, 2025 29% $2M to $3M, 2026 65% $2M to $3M, 2025 32% $3M to $5M, 2026 32% $3M to $5M, 2025 17% Then there is the one segment in the city where a buyer still has a real chance of paying asking or less. Of 261 condos listed under $1 million, 31% sold under asking, 18% at asking and 52% over, with a median exactly at asking and 24 days on market. It is the only band in either property type where a third of buyers paid less than the list price. It is also half the room it was: a year ago 51% of these condos sold under asking and the median one took 48 days. The door is open; it is closing from the top. Sort by sale price and the cheap end of the house market looks calm. Sort by asking price, the way a buyer shops, and it is the most contested money in the city. Who is paying the price of winning Within the house bands, cash buyers paid more to win than financed buyers did, which is the pattern the cash issues of August found and this window repeats. Among houses listed under $1 million, the 21 cash buyers closed at a median 137.5% of asking against 120.6% for the 74 financed buyers. In the $1 million to $1.5 million band it was 139.1% against 130.4%. Cash is a fifth of the buyers at the entry end, a third from $1.5 million to $3 million, 58% from $3 million to $5 million and 75% above that. The price of winning is highest where financed buyers are most of the field, and the top of the market, where cash is most of the field, has the smallest percentage overbid. The last 30 days The 90-day window is the honest one for bands this fine. The 30 days to October 8 are worth a line on their own, because they hold the first closings with contracts written after the September 16 rate hike. Houses sold at a median 129.6% of asking, 91% over, in 12 days. Condos sold at 106.1%, 70% over, in 13 days. Both are hotter than the 90-day figures. Whatever the hike does to this market, it has not done it yet. What it means if you are buying Price your search by what homes sell for, not by what they list for, and in house country assume the gap is 20% to 30% in every band under $5 million. A $1.3 million budget for a house means looking at listings near $1 million. If a sub-$1 million house is the goal, know that two in three of them left that price in the 90 days, and plan to be the one bid in ten that does not have to. In condo country the map is more useful. Under $1 million, a third of sellers took less than asking and nearly a fifth took exactly asking, so a full-price offer with clean terms is a real offer there. Between $1 million and $3 million, expect to compete, with the sharpest fight at $1 million to $1.5 million. Above $3 million, asking is the price and cash is the room. What it means if you are selling A house listed anywhere under $5 million has sold over asking nine times in ten this quarter, so the asking price is a strategy, not a prediction, and the bands show what each strategy has been producing. The largest percentage results came from lists in the $1 million to $1.5 million range, which is where many agents set a house they expect to sell for $1.6 million or more. That works when there is a crowd. The 30-day figures say there still is one. For a condo under $1 million, the price has to be right on the first day. Half of these sell at asking or under, and the ones that sold over asking did it in 24 days against 48 a year ago, which means the ones that sit are the ones that were priced for a crowd that did not come. Above $3 million, price to the comps and expect the close to land there. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #26 (this issue) Oct 10, 2026 The corridor is the exception to this issue, and it is holding. Over the 30 days to October 8, 51 condos sold in South of Market, South Beach, Mission Bay and Yerba Buena, against 62 a year earlier, at a median exactly at asking (98.7% a year ago) in 30 days (27), with 43% selling under asking (61%). Cash paid for 37% of them, down from 59%, which means financed buyers are coming back to the one part of the city that still negotiates. At asking, fewer sales, and financed buyers back in the room. #25 Oct 1, 2026 The corridor has not felt the hike yet, and it is the one place in the city where cash already runs the room. Over the 30 days to September 25, 46 condos sold in South of Market, South Beach, Mission Bay and Yerba Buena, against 51 a year earlier, at a median exactly at asking (98.3% a year ago) in 30 days (22), with half selling under asking (65%). Cash paid for 41% of them. Contracts written after September 16 close in October. Holding at asking, with more room to negotiate than anywhere else in the city. Show the 22 earlier readings Issue Date Reading Call #24 Sep 22, 2026 Into the fall, the corridor holds at asking. Over the 30 days to September 21, 52 condos sold in South of Market, South Beach, Mission Bay and Yerba Buena, the same count as a year earlier, at a median exactly at asking (97.9% a year ago) in 28 days. The share selling under asking fell from 64% to 46%. Steady, and still the city's best room to negotiate. #23 Sep 15, 2026 Buyers came back and the corridor is still at asking. From June 1 to September 11, 217 condos sold in South of Market, South Beach, Mission Bay and Yerba Buena, against 151 over the same days of 2025, at a median exactly at asking (97.6% a year ago) in 25 days (49 a year ago). The share selling under asking fell from 71% to 39%. Still the negotiator's end of the city, with less room than a year ago. #22 Sep 2, 2026 The steepest second bedroom in the city. Corridor one-bedrooms sold at a median $702,500 and two-bedrooms at $1,350,000 over the last 12 months, a $647,500 step on 338 and 329 sales, with both rungs still at or just under asking (99.7% and 99.6%) in 34 and 23 median days. The corridor still negotiates, and the one-bedroom negotiates longest. #21 Aug 30, 2026 Still the calm end of the map. South Beach at asking on 167 sales with 29.9% over; SoMa, Mission Bay and Van Ness / Civic Center at asking; Yerba Buena 1.7% below. Meanwhile 56.6% of condos citywide now clear asking, up from 36.4% a year ago. The negotiator's end of the market, with the floor rising underneath it. #20 Aug 25, 2026 Two markets, one label. Corridor towers still at or below asking over the past six months (South Beach at asking on 168 sales, Yerba Buena -2.2%) while low-dues flats citywide cleared 10%+ over in 59.9% of sales. Check the dues before you plan the offer. #19 Aug 18, 2026 Where cash buys the most and shouts the least. Corridor condos ran 41.7% cash in the past 12 months, the heaviest concentration this series tracks, yet cash and financed closed at the same price, 99.2% versus 99.3% of asking. Cash's whole edge here is the clock: 20 median days on market against 39 financed. Financed buyers give up nothing on price here; they pay in patience. #17 Aug 9, 2026 Zero, which is the cleanest reading this scoreboard has produced. Across 368 corridor condo closings so far in 2026, not one sold $1,000,000 over asking, and the typical one closed slightly under asking: South Beach 0.7% below on 183 sales, South of Market 1.0% below on 79, Yerba Buena 2.4% below on 53, Mission Bay exactly at asking on 53. In an issue about where the overbidding is, the corridor is where it is not. Buyer opening holds, and this issue measures exactly how wide it is. #16 Aug 6, 2026 Flat in every window, which this issue argues is the whole point. South Beach condos read 100.0% of asking at 30, 90 and 180 days and 99.0% over the trailing year. South of Market reads 99.4, 99.8, 99.6 and 99.0. Four windows, one answer. Every house lane in this issue moved when the window moved; the corridor did not, and a segment that reads the same no matter how you slice it is a segment that is not turning. Buyer opening holds, and now it is measured four ways instead of one. #15 Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. By the numbers Measure, 90 days to October 8, 2026 unless noted Houses Condos and townhouses Closings, 2026 / same days of 2025 501 / 531 611 / 581 Share sold over asking, 2026 / 2025 88% / 74% 60% / 31% Median sale price against asking, 2026 / 2025 123.8% / 110.8% 101.9% / 99.9% Median days on market, 2026 / 2025 12 / 13 14 / 36 Closings by asking band: under $1M / $1M to 1.5M / $1.5M to 2M / $2M to 3M / $3M to 5M / $5M and up 99 / 150 / 105 / 74 / 40 / 33 261 / 169 / 97 / 49 / 25 / 10 Share sold over asking, by asking band 88% / 89% / 92% / 91% / 88% / 67% 52% / 72% / 70% / 65% / 32% / 40% Median over asking, by asking band +20.6% / +31.6% / +26.8% / +23.8% / +19.8% / +10.0% +0.2% / +8.9% / +4.0% / +7.1% / 0.0% / 0.0% Same, 2025 +11.7% / +16.3% / +12.9% / +8.3% / +0.1% / -1.4% -0.4% / -0.4% / -0.6% / 0.0% / 0.0% / 0.0% Median dollars over asking, by asking band $200,020 / $383,000 / $502,000 / $605,000 / $791,375 / $750,000 $1,000 / $113,000 / $66,112 / $167,000 / $0 / $0 Median days on market, by asking band 13 / 13 / 11 / 12 / 11 / 7 24 / 12 / 12 / 9 / 12 / 13 Cash share of reported financing, by asking band 22% / 19% / 32% / 33% / 58% / 75% 32% / 31% / 47% / 61% / 68% / 60% Median sale price against asking, cash / financed buyers, houses listed under $1M (21 / 74 sales) 137.5% / 120.6% Same, houses listed $1M to $1.5M (26 / 108 sales) 139.1% / 130.4% Listed under $1M / sold under $1M, 2026 99 / 37 261 / 224 Listed under $1M / sold under $1M, 2025 134 / 78 272 / 243 Median sale price of homes listed under $1M; share closing at $1.2M or more $1,120,000; 45% $750,000 Median sale price of homes listed $1M to $1.5M $1,672,500 $1,415,000 Condos listed under $1M: share under / at / over asking, 2026 31% / 18% / 52% Same, 2025 51% / 19% / 30% Share sold over asking, homes that sold under $1M, 12 months to October 8 (sale-price band) 56% 35% Share sold over asking, homes listed under $1M, 12 months to October 8 (asking-price band) 84% 44% 30 days to October 8, 2026: median against asking, share over, days, sales 129.6%, 91%, 12, 184 106.1%, 70%, 13, 211 Takeaways For houses, the competition is flat across every asking band under $5 million: 88% to 92% sold over asking in the 90 days to October 8, 2026. What varies is the price of winning, from a median 20.6% over for houses listed under $1 million to 31.6% over for houses listed between $1 million and $1.5 million, then 26.8%, 23.8% and 19.8% as the asking price climbs to $5 million. The familiar price-band chart, sorted by sale price, understates the entry end. By sale price, 56% of houses under $1 million sold over asking in the past year. By asking price, 84% did, and in the past 90 days 88%. The gap is the bid-up: 99 houses were listed under $1 million in the 90 days and 37 sold there. Condos run on a different scale. 60% sold over asking, at a median 1.9% over, in 14 days. The fight is between $1 million and $3 million, where 65% to 72% sold over asking and the $1 million to $1.5 million band closed a median 8.9% over. Under $1 million, 31% of condos sold under asking and 18% at asking. Above $5 million, houses still sell over asking two times in three, at a median 10% over and 75% cash. Above $3 million, condos sell at asking, 68% cash. The top of the market has the lowest price of winning and the fewest financed buyers. Every band is hotter than a year ago. Houses went from 74% over asking to 88%, condos from 31% to 60%, and condo days on market fell from 36 to 14. The $3 million to $5 million house band went from selling at asking to 19.8% over, the largest single move. The 30 days to October 8 ran hotter still: houses at a median 129.6% of asking, 91% over, in 12 days, and condos at 106.1%, 70% over, in 13 days. Those are the first closings with contracts written after the September 16 rate hike, and they show no cooling yet. Sale-to-list, days on market and median price for every San Francisco neighborhood are live in the market explorer , refreshed weekly, with price segments for the city and for each neighborhood. Sources and further reading Issue #25: The Buyer Who Leaves First, what the rate hike does next Issue #12: Why San Francisco Homes Sell So Far Over Asking, the pricing decoder Issue #19: What Cash Actually Buys, cash against financed by price band Issue #06: The Missing Middle, the first look at the entry end Topic: San Francisco overbidding, the whole question in one place Topic: house, condo, or TIC, three different markets Topic: the San Francisco condo market How I read the San Francisco market, the method behind these figures How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources POTM Command governed MLS closings, October 9, 2026 export: 63,321 deduplicated closed sales in San Francisco from January 1, 2016 through October 8, 2026, one row per sale, with the quarantine, price-parse and sale-to-list plausibility rules applied, the same rules as the BigQuery governed view. The lead window is the 90 days to October 8, 2026 (closings July 12 to October 8), compared with the same days of 2025; the 12-month figures are context. Houses are single-family homes; condos include townhouses. Price bands use the final list price on the MLS, not the sale price, and the issue says so wherever it switches. Over asking is the sale price against that list price; medians only, never averages. Cash share is of sales with buyer financing reported to the MLS; sales with no financing reported are left out of that denominator. Reliability follows the POTM Command thresholds for a 90-day window: 20 sales or more is strong, 10 to 19 is directional, fewer is anecdotal and is reported but not argued from. The $5 million and up condo band (10 sales) and the year-ago $3 million to $5 million condo band (18) are directional. General information, not a forecast, a valuation of any specific home, or legal, lending or tax advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #26: El precio de ganar | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-26-el-precio-de-ganar/

Pulso de Paulo ↗ POTM Blog Edición #26, 10 de octubre de 2026 El precio de ganar Toda gráfica por rango de precio que usted ha visto, incluidas las de mis propias páginas de datos, ordena las viviendas por lo que se vendieron. Los compradores no buscan así. Buscan por precio pedido, y cuando se ordenan los últimos 90 días de cierres de San Francisco por precio pedido, la esquina tranquila del mercado desaparece. Aquí está quién pelea, a qué precio, y cuánto ha costado ganar. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 10 de octubre de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #26 · En números 88% Proporción de casas de San Francisco listadas bajo $1 millón que se vendieron sobre lo pedido en los 90 días al 8 de octubre de 2026, a una mediana de 20.6% sobre lo pedido. Ordenado por precio de venta, el mismo rango marca 56% +31.6% Mediana sobre lo pedido en casas listadas entre $1 millón y $1.5 millones, la mayor de cualquier rango. Una lista de $1.25 millones cerró cerca de $1.65 millones 31% Proporción de condominios listados bajo $1 millón que se vendieron bajo lo pedido, el único segmento de la ciudad donde eso ocurrió en un tercio de las ventas. Hace un año era la mitad Pregúntele a un comprador qué busca y le dirá un precio pedido. "Algo bajo un millón." "Hasta un millón y medio." Nadie busca por lo que una vivienda terminará vendiéndose, porque nadie lo sabe todavía. Y sin embargo toda gráfica por rango de precio en este mercado, incluida la tabla de segmentos de mis propias páginas de datos, ordena las viviendas por precio de venta, porque ese es el número que el MLS registra al final. La diferencia importa más en la base. Una casa listada en $950,000 que se vende en $1,250,000 queda archivada entre $1 millón y $1.5 millones. El rango bajo $1 millón se queda solo con las casas que no recibieron puja, así que se ve tranquilo. Para esta edición reordené los últimos 90 días de cierres de San Francisco por el precio que pidió el vendedor, y la esquina tranquila desapareció. Casas: la pelea está en todas partes, su precio no En los 90 días al 8 de octubre cerraron 501 casas unifamiliares en San Francisco. Ordenadas por precio pedido, la proporción que se vendió sobre lo pedido apenas se mueve de un rango a otro: 88% de las casas listadas bajo $1 millón, 89% de $1 millón a $1.5 millones, 92% de $1.5 a $2 millones, 91% de $2 a $3 millones, 88% de $3 a $5 millones. Solo por encima de $5 millones baja, a 67%, y dos de cada tres sigue siendo mayoría. Lo que cambia es cuánto cuesta ganar. La casa mediana listada bajo $1 millón se vendió 20.6% sobre lo pedido , $200,020 por encima de la lista. El rango de $1 millón a $1.5 millones cargó el sobreprecio más grande de la ciudad: una mediana de 31.6% sobre lo pedido , $383,000, así que una lista de $1.25 millones cerró cerca de $1.65 millones. De ahí el porcentaje cede conforme sube el precio pedido, 26.8%, 23.8%, 19.8%, y 10.0% por encima de $5 millones, mientras la cifra en dólares sigue creciendo hasta $791,375 en el rango de $3 a $5 millones. Las listas más baratas son las más disputadas en relación con su precio; las más caras son las más disputadas en dólares. En cuánto sobre lo pedido se vendió una casa en San Francisco, por precio pedido: últimos 90 días contra los mismos días de 2025 Casas unifamiliares, mediana del precio de venta contra el último precio de lista, agrupadas por el precio de lista, cierres del 12 de julio al 8 de octubre de 2026 (501 ventas) y los mismos días de 2025 (531). Cada rango tiene 33 ventas o más. El rango de $5 millones o más tuvo 33 ventas este año y 24 el año pasado. Cierres gobernados de POTM Command. Listada bajo $1M, 2026 +20.6% Listada bajo $1M, 2025 +11.7% $1M a $1.5M, 2026 +31.6% $1M a $1.5M, 2025 +16.3% $1.5M a $2M, 2026 +26.8% $1.5M a $2M, 2025 +12.9% $2M a $3M, 2026 +23.8% $2M a $3M, 2025 +8.3% $3M a $5M, 2026 +19.8% $3M a $5M, 2025 +0.1% $5M o más, 2026 +10.0% $5M o más, 2025 -1.4% Compare eso con los mismos 90 días de 2025 y todos los rangos subieron, algunos mucho. Las casas listadas de $1 millón a $1.5 millones pasaron de 16.3% sobre lo pedido a 31.6%. El rango de $2 a $3 millones pasó de 8.3% a 23.8%. El rango de $3 a $5 millones, que hace un año se vendía en lo pedido, ahora está 19.8% por encima, el mayor movimiento individual de la gráfica. Incluso el rango de $5 millones o más, que el otoño pasado se vendió un poco bajo lo pedido, este otoño está 10% por encima. En toda la ciudad, la casa mediana pasó de 10.8% sobre lo pedido a 23.8%, y de 74% de las casas vendiéndose sobre lo pedido a 88%. La casa de $1 millón es un precio de lista Esta es la forma más limpia de ver lo que esconde la gráfica por precio de venta. En esos 90 días, 99 casas salieron al mercado pidiendo menos de $1 millón. Treinta y siete de ellas cerraron bajo $1 millón. La casa mediana que empezó bajo $1 millón terminó en $1,120,000 , y 45% de ellas cerró en $1.2 millones o más. Un año antes, 134 casas se listaron bajo $1 millón y 78 se vendieron ahí; el segmento de entrada del mercado de casas perdió una cuarta parte de sus listados y más de la mitad de sus cierres bajo $1 millón en un año. Ordenado por precio de venta, el rango de casas bajo $1 millón muestra 56% vendiéndose sobre lo pedido en los últimos doce meses. Ordenado por precio pedido, los mismos doce meses muestran 84%. Ninguno de los dos números está mal. Uno describe las casas que siguieron siendo baratas, y el otro describe lo que le pasó a un comprador que salió a buscar una. Territorio de casas 99 / 37 casas listadas bajo $1 millón / casas vendidas bajo $1 millón, últimos 90 días La casa mediana listada bajo $1 millón cerró en $1,120,000, y 45% de ellas cerró en $1.2 millones o más. Hace un año 134 se listaron bajo $1 millón y 78 se vendieron ahí Territorio de condominios 31% de los condominios listados bajo $1 millón se vendió bajo lo pedido, el único segmento donde un tercio de los compradores pagó menos de lo pedido 261 ventas, mediana exactamente en lo pedido, 24 días en el mercado contra 48 hace un año, cuando la mitad se vendió bajo lo pedido. El margen sigue ahí; es la mitad de lo que era Condominios: una pelea más angosta, y una puerta abierta Los condominios y townhouses corren en otra escala, como todo el año. De 611 cierres en los 90 días, 60% se vendió sobre lo pedido, a una mediana de 1.9% por encima, en 14 días. Hace un año era 31%, a una mediana apenas bajo lo pedido, en 36 días. Esa es la recuperación del mercado de condominios en una línea. Por precio pedido, la pelea de los condominios está entre $1 millón y $3 millones: 72% de los condominios listados de $1 millón a $1.5 millones se vendió sobre lo pedido, 70% de $1.5 a $2 millones, 65% de $2 a $3 millones. El rango de $1 millón a $1.5 millones cerró a una mediana de 8.9% por encima, $113,000, el único rango de condominios que se comporta como un rango de casas. Por encima de $3 millones, los condominios se vendieron a una mediana exactamente en lo pedido, y dos tercios de esos compradores pagaron en efectivo. Proporción de condominios de San Francisco vendidos sobre lo pedido, por precio pedido: últimos 90 días contra los mismos días de 2025 Condominios y townhouses, proporción de cierres con precio de venta por encima del último precio de lista, agrupados por el precio de lista, cierres del 12 de julio al 8 de octubre de 2026 (611 ventas) y los mismos días de 2025 (581). El rango de $3 a $5 millones tiene 25 ventas este año y 18 el año pasado, lectura direccional. El rango de $5 millones o más, 10 y 5 ventas, queda fuera de la gráfica. Cierres gobernados de POTM Command. Listado bajo $1M, 2026 52% Listado bajo $1M, 2025 30% $1M a $1.5M, 2026 72% $1M a $1.5M, 2025 36% $1.5M a $2M, 2026 70% $1.5M a $2M, 2025 29% $2M a $3M, 2026 65% $2M a $3M, 2025 32% $3M a $5M, 2026 32% $3M a $5M, 2025 17% Y luego está el único segmento de la ciudad donde un comprador todavía tiene una posibilidad real de pagar lo pedido o menos. De 261 condominios listados bajo $1 millón, 31% se vendió bajo lo pedido, 18% en lo pedido y 52% por encima, con una mediana exactamente en lo pedido y 24 días en el mercado. Es el único rango de cualquiera de los dos tipos de propiedad donde un tercio de los compradores pagó menos del precio de lista. También es la mitad del margen que era: hace un año 51% de estos condominios se vendió bajo lo pedido y el mediano tardó 48 días. La puerta está abierta; se está cerrando desde arriba. Ordene por precio de venta y el extremo barato del mercado de casas se ve tranquilo. Ordene por precio pedido, como busca un comprador, y es el dinero más disputado de la ciudad. Quién paga el precio de ganar Dentro de los rangos de casas, los compradores en efectivo pagaron más por ganar que los compradores con financiamiento, el mismo patrón que encontraron las ediciones sobre efectivo de agosto y que esta ventana repite. Entre las casas listadas bajo $1 millón, los 21 compradores en efectivo cerraron a una mediana de 137.5% de lo pedido contra 120.6% de los 74 compradores con financiamiento. En el rango de $1 millón a $1.5 millones fue 139.1% contra 130.4%. El efectivo es una quinta parte de los compradores en el segmento de entrada, un tercio de $1.5 a $3 millones, 58% de $3 a $5 millones y 75% por encima. El precio de ganar es más alto donde los compradores con financiamiento son la mayoría del campo, y la cima del mercado, donde el efectivo es la mayoría, tiene el sobreprecio porcentual más pequeño. Los últimos 30 días La ventana de 90 días es la honesta para rangos tan finos. Los 30 días al 8 de octubre merecen una línea propia, porque contienen los primeros cierres con contratos firmados después de la subida de tasas del 16 de septiembre. Las casas se vendieron a una mediana de 129.6% de lo pedido, 91% por encima, en 12 días. Los condominios se vendieron a 106.1%, 70% por encima, en 13 días. Ambos están más calientes que las cifras de 90 días. Lo que sea que la subida le haga a este mercado, todavía no lo ha hecho. Qué significa si usted compra Defina su búsqueda por lo que las viviendas se venden, no por lo que se listan, y en territorio de casas asuma que la brecha es de 20% a 30% en todos los rangos bajo $5 millones. Un presupuesto de $1.3 millones para una casa significa mirar listados cerca de $1 millón. Si la meta es una casa bajo $1 millón, sepa que dos de cada tres salieron de ese precio en los 90 días, y planee ser la oferta entre diez que no tiene que hacerlo. En territorio de condominios el mapa sirve más. Bajo $1 millón, un tercio de los vendedores aceptó menos de lo pedido y casi una quinta parte aceptó exactamente lo pedido, así que una oferta a precio completo con términos limpios es una oferta real ahí. Entre $1 millón y $3 millones, espere competir, con la pelea más dura de $1 millón a $1.5 millones. Por encima de $3 millones, lo pedido es el precio y el efectivo es el margen. Qué significa si usted vende Una casa listada en cualquier punto bajo $5 millones se vendió sobre lo pedido nueve de cada diez veces este trimestre, así que el precio pedido es una estrategia, no una predicción, y los rangos muestran lo que cada estrategia ha producido. Los mayores resultados porcentuales vinieron de listas entre $1 millón y $1.5 millones, que es donde muchos agentes ponen una casa que esperan vender en $1.6 millones o más. Eso funciona cuando hay multitud. Las cifras de 30 días dicen que todavía la hay. Para un condominio bajo $1 millón, el precio tiene que estar bien desde el primer día. La mitad de estos se vende en lo pedido o por debajo, y los que se vendieron sobre lo pedido lo hicieron en 24 días contra 48 hace un año, lo que significa que los que se quedan sentados son los que se fijaron para una multitud que no llegó. Por encima de $3 millones, fije el precio con los comparables y espere que el cierre caiga ahí. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #26 (esta edición) 10 oct 2026 El corredor es la excepción de esta edición, y se sostiene. En los 30 días al 8 de octubre se vendieron 51 condominios en South of Market, South Beach, Mission Bay y Yerba Buena, contra 62 un año antes, a una mediana exactamente en lo pedido (98.7% hace un año) en 30 días (27), con 43% vendiéndose bajo lo pedido (61%). El efectivo pagó 37% de ellos, desde 59%, lo que significa que los compradores con financiamiento están volviendo a la única parte de la ciudad que todavía negocia. En lo pedido, menos ventas, y los compradores con financiamiento de regreso. #25 1 oct 2026 El corredor todavía no siente la subida, y es el único lugar de la ciudad donde el efectivo ya manda. En los 30 días al 25 de septiembre se vendieron 46 condominios en South of Market, South Beach, Mission Bay y Yerba Buena, contra 51 un año antes, a una mediana exactamente en lo pedido (98.3% hace un año) en 30 días (22), con la mitad vendiéndose bajo lo pedido (65%). El efectivo pagó 41% de ellos. Los contratos firmados después del 16 de septiembre cierran en octubre. Sostenido en lo pedido, con más margen de negociación que en cualquier otra parte de la ciudad. Ver las 22 lecturas anteriores Edición Fecha Lectura Llamado #24 22 sep 2026 Entrando al otoño, el corredor se sostiene en lo pedido. En los 30 días al 21 de septiembre se vendieron 52 condominios en South of Market, South Beach, Mission Bay y Yerba Buena, la misma cantidad que un año antes, a una mediana exactamente en lo pedido (97.9% hace un año) en 28 días. La proporción vendida bajo lo pedido cayó de 64% a 46%. Estable, y sigue siendo el mayor margen de negociación de la ciudad. #23 15 sep 2026 Los compradores regresaron y el corredor sigue en lo pedido. Del 1 de junio al 11 de septiembre se vendieron 217 condominios en South of Market, South Beach, Mission Bay y Yerba Buena, contra 151 en los mismos días de 2025, a una mediana exactamente en lo pedido (97.6% hace un año) en 25 días (49 hace un año). La proporción vendida bajo lo pedido cayó de 71% a 39%. Sigue siendo el extremo negociador de la ciudad, con menos espacio que hace un año. #22 2 sep 2026 La segunda recámara más empinada de la ciudad. Los condominios de una recámara del corredor se vendieron a una mediana de $702,500 y los de dos a $1,350,000 en los últimos 12 meses, un escalón de $647,500 con 338 y 329 ventas, con ambos peldaños todavía en lo pedido o apenas por debajo (99.7% y 99.6%) en 34 y 23 días de mediana. El corredor sigue negociando, y el de una recámara negocia más tiempo. #21 30 ago 2026 Sigue siendo el extremo tranquilo del mapa. South Beach en lo pedido con 167 ventas y 29.9% por encima; SoMa, Mission Bay y Van Ness / Civic Center en lo pedido; Yerba Buena 1.7% por debajo. Mientras tanto, el 56.6% de los condominios de la ciudad ya supera lo pedido, contra 36.4% hace un año. El extremo negociador del mercado, con el piso subiendo por debajo. #20 25 ago 2026 Dos mercados, una etiqueta. Las torres del corredor siguen a lo pedido o por debajo en los últimos seis meses (South Beach en lo pedido con 168 ventas, Yerba Buena -2.2%) mientras los flats de cuota baja superaron 10%+ en el 59.9% de las ventas. Revise la cuota antes de planear la oferta. #19 18 ago 2026 Donde el efectivo compra más y grita menos. Los condominios del corredor corrieron 41.7% en efectivo en los últimos 12 meses, la concentración más pesada que sigue esta serie, y aun así efectivo y financiado cerraron al mismo precio, 99.2% contra 99.3% de lo pedido. Toda la ventaja del efectivo aquí es el reloj: 20 días de mediana en el mercado contra 39 financiado. El comprador financiado no cede nada en precio aquí; paga en paciencia. #17 9 ago 2026 Cero, la lectura más limpia que ha producido este marcador. En 368 cierres de condominios del corredor en lo que va de 2026, ninguno se vendió $1,000,000 sobre lo pedido, y el típico cerró un poco por debajo de lo pedido: South Beach 0.7% abajo en 183 ventas, South of Market 1.0% abajo en 79, Yerba Buena 2.4% abajo en 53, Mission Bay exactamente en lo pedido en 53. En una edición sobre dónde está el sobreprecio, el corredor es donde no está. La apertura de compra se mantiene, y esta edición mide exactamente qué tan amplia es. #16 6 ago 2026 Plano en todas las ventanas, que según esta edición es justamente el punto. Los condominios de South Beach marcan 100.0% de lo pedido a 30, 90 y 180 días y 99.0% en el año previo. South of Market marca 99.4, 99.8, 99.6 y 99.0. Cuatro ventanas, una respuesta. Cada carril de casas de esta edición se movió cuando se movió la ventana; el corredor no, y un segmento que se lee igual sin importar cómo lo corte es un segmento que no está girando. La apertura de compra se mantiene, y ahora está medida de cuatro maneras en vez de una. #15 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. En números Medida, 90 días al 8 de octubre de 2026 salvo que se indique Casas Condominios y townhouses Cierres, 2026 / mismos días de 2025 501 / 531 611 / 581 Proporción vendida sobre lo pedido, 2026 / 2025 88% / 74% 60% / 31% Mediana del precio de venta contra lo pedido, 2026 / 2025 123.8% / 110.8% 101.9% / 99.9% Mediana de días en el mercado, 2026 / 2025 12 / 13 14 / 36 Cierres por rango de precio pedido: menos de $1M / $1M a 1.5M / $1.5M a 2M / $2M a 3M / $3M a 5M / $5M o más 99 / 150 / 105 / 74 / 40 / 33 261 / 169 / 97 / 49 / 25 / 10 Proporción vendida sobre lo pedido, por rango de precio pedido 88% / 89% / 92% / 91% / 88% / 67% 52% / 72% / 70% / 65% / 32% / 40% Mediana sobre lo pedido, por rango de precio pedido +20.6% / +31.6% / +26.8% / +23.8% / +19.8% / +10.0% +0.2% / +8.9% / +4.0% / +7.1% / 0.0% / 0.0% Lo mismo, 2025 +11.7% / +16.3% / +12.9% / +8.3% / +0.1% / -1.4% -0.4% / -0.4% / -0.6% / 0.0% / 0.0% / 0.0% Mediana en dólares sobre lo pedido, por rango de precio pedido $200,020 / $383,000 / $502,000 / $605,000 / $791,375 / $750,000 $1,000 / $113,000 / $66,112 / $167,000 / $0 / $0 Mediana de días en el mercado, por rango de precio pedido 13 / 13 / 11 / 12 / 11 / 7 24 / 12 / 12 / 9 / 12 / 13 Proporción en efectivo del financiamiento reportado, por rango de precio pedido 22% / 19% / 32% / 33% / 58% / 75% 32% / 31% / 47% / 61% / 68% / 60% Mediana del precio de venta contra lo pedido, compradores en efectivo / con financiamiento, casas listadas bajo $1M (21 / 74 ventas) 137.5% / 120.6% Lo mismo, casas listadas de $1M a $1.5M (26 / 108 ventas) 139.1% / 130.4% Listadas bajo $1M / vendidas bajo $1M, 2026 99 / 37 261 / 224 Listadas bajo $1M / vendidas bajo $1M, 2025 134 / 78 272 / 243 Precio mediano de venta de las viviendas listadas bajo $1M; proporción que cerró en $1.2M o más $1,120,000; 45% $750,000 Precio mediano de venta de las viviendas listadas de $1M a $1.5M $1,672,500 $1,415,000 Condominios listados bajo $1M: proporción bajo / en / sobre lo pedido, 2026 31% / 18% / 52% Lo mismo, 2025 51% / 19% / 30% Proporción vendida sobre lo pedido, viviendas que se vendieron bajo $1M, 12 meses al 8 de octubre (rango por precio de venta) 56% 35% Proporción vendida sobre lo pedido, viviendas listadas bajo $1M, 12 meses al 8 de octubre (rango por precio pedido) 84% 44% 30 días al 8 de octubre de 2026: mediana contra lo pedido, proporción por encima, días, ventas 129.6%, 91%, 12, 184 106.1%, 70%, 13, 211 Puntos clave En las casas, la competencia es plana en todos los rangos de precio pedido bajo $5 millones: entre 88% y 92% se vendió sobre lo pedido en los 90 días al 8 de octubre de 2026. Lo que varía es el precio de ganar, desde una mediana de 20.6% sobre lo pedido en casas listadas bajo $1 millón hasta 31.6% en casas listadas entre $1 millón y $1.5 millones, y luego 26.8%, 23.8% y 19.8% conforme el precio pedido sube hasta $5 millones. La gráfica habitual por rango de precio, ordenada por precio de venta, subestima el segmento de entrada. Por precio de venta, 56% de las casas bajo $1 millón se vendió sobre lo pedido en el último año. Por precio pedido, lo hizo 84%, y en los últimos 90 días, 88%. La diferencia es la puja: 99 casas se listaron bajo $1 millón en los 90 días y 37 se vendieron ahí. Los condominios corren en otra escala. 60% se vendió sobre lo pedido, a una mediana de 1.9% sobre lo pedido, en 14 días. La pelea está entre $1 millón y $3 millones, donde entre 65% y 72% se vendió sobre lo pedido y el rango de $1 millón a $1.5 millones cerró a una mediana de 8.9% sobre lo pedido. Bajo $1 millón, 31% de los condominios se vendió bajo lo pedido y 18% en lo pedido. Por encima de $5 millones, las casas todavía se venden sobre lo pedido dos de cada tres veces, a una mediana de 10% sobre lo pedido y 75% en efectivo. Por encima de $3 millones, los condominios se venden en lo pedido, 68% en efectivo. La cima del mercado tiene el precio de ganar más bajo y los menos compradores con financiamiento. Todos los rangos están más calientes que hace un año. Las casas pasaron de 74% sobre lo pedido a 88%, los condominios de 31% a 60%, y los días en el mercado de los condominios bajaron de 36 a 14. El rango de casas de $3 a $5 millones pasó de venderse en lo pedido a 19.8% sobre lo pedido, el mayor movimiento individual. Los 30 días al 8 de octubre corrieron aún más calientes: casas a una mediana de 129.6% de lo pedido, 91% sobre lo pedido, en 12 días, y condominios a 106.1%, 70% sobre lo pedido, en 13 días. Son los primeros cierres con contratos firmados después de la subida de tasas del 16 de septiembre, y todavía no muestran enfriamiento. La venta sobre lista, los días en el mercado y el precio mediano de cada vecindario de San Francisco están en vivo en el explorador del mercado , actualizado cada semana, con segmentos de precio para la ciudad y para cada vecindario. Fuentes y lecturas relacionadas Edición #25: El comprador que se va primero, lo que hace el alza de tasas después Edición #12: Por qué las casas de San Francisco se venden tan por encima de lo pedido, el decodificador de precios Edición #19: Lo que el efectivo compra en realidad, efectivo contra financiamiento por rango de precio Edición #06: El centro olvidado, la primera mirada al segmento de entrada Tema: el sobreprecio en San Francisco, toda la pregunta en un lugar Tema: casa, condominio o TIC, tres mercados distintos Tema: el mercado de condominios de San Francisco Cómo leo el mercado de San Francisco, el método detrás de estas cifras Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Cierres gobernados del MLS de POTM Command, exportación del 9 de octubre de 2026: 63,321 ventas cerradas deduplicadas en San Francisco del 1 de enero de 2016 al 8 de octubre de 2026, una fila por venta, con las reglas de cuarentena, de error de precio y de plausibilidad de venta sobre lista aplicadas, las mismas reglas de la vista gobernada de BigQuery. La ventana principal son los 90 días al 8 de octubre de 2026 (cierres del 12 de julio al 8 de octubre), comparados con los mismos días de 2025; las cifras de 12 meses son contexto. Casas son viviendas unifamiliares; los condominios incluyen townhouses. Los rangos de precio usan el último precio de lista en el MLS, no el precio de venta, y la edición lo dice cada vez que cambia. Sobre lo pedido es el precio de venta contra ese precio de lista; solo medianas, nunca promedios. La proporción en efectivo es sobre las ventas con financiamiento del comprador reportado al MLS; las ventas sin financiamiento reportado quedan fuera de ese denominador. La confiabilidad sigue los umbrales de POTM Command para una ventana de 90 días: 20 ventas o más es fuerte, de 10 a 19 es direccional, menos es anecdótico y se reporta pero no se argumenta. El rango de condominios de $5 millones o más (10 ventas) y el rango de $3 a $5 millones de hace un año (18) son direccionales. Información general, no un pronóstico, ni una valuación de una vivienda específica, ni asesoría legal, crediticia o fiscal. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## San Francisco Housing Market in Numbers, September 2026 | Paulo Serna
URL: https://www.pauloserna.com/blog/in-numbers/september-2026/

Paulo's Pulse ↗ In Numbers · September 2026, October 4, 2026 September 2026 in numbers: the biggest overbid in ten Septembers September is when the fall listings arrive and the market is supposed to loosen a little. The listings arrived, a third short of last year. The bidding did not loosen. Here is what closed, what it sold for, how fast it went, and the one thing these numbers cannot tell you yet. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published October 4, 2026 Data source Paulo’s Pulse , governed SFAR MLS data In Numbers · September 2026 129% Median sale-to-list for single-family houses in September, on 190 sales. The prior September high in ten years was 117%, in 2017. Only 4% of houses sold under asking 12 days Median days on market for everything that closed, against 16 a year ago. 65% of sales were in contract within two weeks; one in eight took more than 60 days 653 Houses and condos for sale at the end of September, up from 492 at the end of August and still 32% fewer than a year earlier. The fall listings arrived, a third short September is the month the fall listings arrive, and the month the market is supposed to loosen a little while buyers compare them. Issue #24 laid out the pattern: houses for sale peak in September or October every year, a median 37% above August. That part happened on schedule. The loosening did not. This is the second edition of In Numbers , the monthly record. One month per edition, published the first week of the following month, on the same governed MLS data as Paulo's Pulse . The numbered POTM Blog issues say what the numbers mean. This series is the numbers. 1. Houses: the biggest September overbid in ten years Single-family houses closed at a median 128.8% of asking in September, on 190 sales. In the ten Septembers since 2016 the previous high was 116.8%, in 2017. No other September reached 117%. The other two bidding-war numbers say the same thing: 81.6% of houses cleared asking by 10% or more, and 4.2% sold under asking. Last September those were 52% and 16%. Median price $2,050,000 , median $1,184 per square foot , both up 17% on the year. The house that sold was about 6% larger than last September's (1,843 square feet against 1,739), so a small part of the median is size. The per-foot gain is not. Houses: the biggest September overbid in ten years Median sale price of single-family houses as percentage points over the asking price, for every house that closed in September, 2016 to 2026. The prior peak, 2017, was 16.8 points on 194 sales; 2026 is 28.8 on 190. San Francisco MLS via POTM Command. +8.4 2016 +16.8 2017 +12.6 2018 +11.2 2019 +4.2 2020 +16.1 2021 +4.5 2022 +6.4 2023 +10.5 2024 +10.7 2025 +28.8 2026 What did not change is the clock. Houses took a median 12 days to go into contract, exactly what they took in September 2025. The market did not get faster this month. It got more expensive at the same speed, which is what a shelf with a third of its homes missing does when the buyers are already standing in front of it. Issue #23 has the ten-year test behind that sentence. 2. Everything else was faster, and most of it was over asking Across all 480 governed closings, the median home sold at 113.5% of asking in 12 days , against 100.9% and 16 days a year ago. 65% of sales were in contract within two weeks (48% last September); one in eight took more than 60 days (one in five). Median price $1,722,500 and $1,105 per square foot , the highest September readings of the decade, against $1,407,500 and $930 in 2025. Condos and townhouses crossed the line they had sat on for three years: 105.3% of asking in 13 days on 207 sales, against exactly asking in 19 days last September. That is the first September over asking for condos since 2021. The share selling under asking fell from 43% to 18%. Median $1,325,000 , $1,154 per square foot , up 19% and 15%. The condo caveat from August still holds. July through September, South Beach (80 sales), South of Market and Yerba Buena all sold at exactly asking; Downtown sold just under it in 49 days. Noe Valley condos sold at 122% in 12 days. The neighborhood flat woke up. The tower is still waiting. Two-to-four unit buildings: median $2,332,500 on 68 sales, up 19% on the year, 104% of asking in 13 days against asking in 34 days. The 15 TIC sales are too few to read. 3. Where asking price still means asking price Price band Sale-to-list, Sep 2026 Sep 2025 Sales Cash share Under $1M 100% , exactly at asking 100% 78 24% $1M to $1.5M 110% 102% 101 22% $1.5M to $2M 120% 106% 110 29% $2M to $3M 127% 104% 99 40% $3M to $5M 122% 108% 58 55% $5M and up 114% 100% 34 81% Under $1,000,000 is still the only band where the list price is the price, and it is shrinking: 78 sales, 16% of the month, against 124 and 26% a year ago. Sales under $1.5 million fell from 54% of September to 37%. Sales at $2 million and up rose from 27% to 40%, and the $5 million band nearly tripled, 34 sales against 12, eight in ten of them cash. The war is loudest between $1.5 million and $3 million, which is the band where most buyers are financing a jumbo loan. Issue #25 is about exactly that buyer. 4. The west side still writes the wildest numbers July through September, Central Sunset sold at a median 145% of asking on 27 sales. Outer Parkside 136%. Glen Park 135%. Parkside 130%. Central Richmond and Bernal Heights 120%. In September alone the Central Richmond's 15 sales went at a median $2,000,000 and 129% of asking in 13 days. As Issue #17 argued, on the west side the list price is an opening bid; read the closed prices and set your ceiling from those. Price per square foot against the same three months of 2025: District 7 (Pacific Heights, the Marina) +26% to $1,388; District 1, the Richmond, +25% to $1,095; Districts 4, 5, 6 and 9 all +20% to +21%; Districts 2, 3, 8 and 10 between +10% and +13%. Every district is a Strong read, 68 to 348 sales. 5. The fall listings arrived, a third short At the end of September, SFAR counted 227 houses for sale, up from 152 at the end of August and 25% below last September's 302. 426 condos and townhouses , up from 340 and 35% below last year's 652. Together, 653 against 954. Months of supply: houses 1.2, condos 2.0, against 1.6 and 3.5 a year ago. Demand did not surge to meet the new listings; it held. Contracts written in September were flat to down on the year (houses 213 against 241, condos 257 against 258, and InfoSparks restates its newest month, so read those as directional), and closed sales were flat at 383. Fewer deals than the new listings could have supported, at the highest prices of the decade. Cash paid for 35% of sales with reported financing, about the same as last September; houses 31%. More homes to choose from than in August, the same twelve-day clock, and the largest house overbid of any September in the ten we track. The new listings arrived, a third short, and the buyers were already waiting for them. What September cannot tell you The Fed raised rates on September 16. A home that goes into contract in 12 days closes about a month later, so nearly every closing in this record was agreed before the hike, most of them in August and the first days of September. Issue #25 walks through what happened the last time rates moved this hard, and who stopped bidding first. The first contracts written at the new rate show up in October closings. That is the next edition. What it means for October If you are selling a house: September's closed prices are the strongest comparables this market has produced, and they were set before the hike. Price to the neighborhood's closed numbers, list when the house is ready, and do not assume October's buyer pool is September's. Issue #24's clock still applies: a fall house that sits past three weeks sells at asking. If you are buying: under $1 million the market still negotiates. Between $1.5 million and $3 million, plan for the band's real sale-to-list, not the list price, and get the jumbo rate locked before the open house, because that band is where the rate lands hardest. October adds choice; use it to compare, not to wait. If you are deciding whether to sell at all: nothing here says you must. These numbers describe the market that just closed. They do not make the decision for you. Three September sales worth knowing 3460 Clay Street, Presidio Heights. Listed at $11,000,000, closed at $14,700,000 in 15 days: $3.7 million over asking, the largest dollar overbid and the largest sale of the month. 259 17th Avenue, Central Richmond. Listed at $1,268,000, closed at $2,500,000, cash: 197% of asking, the largest percentage overbid of the month. Note the list price. 2946 Pierce Street, Cow Hollow. A condo listed at $3,995,000, closed at $6,700,000 in 11 days, cash: $2.7 million over asking, the largest condo overbid of the month. By the numbers Measure September 2026 September 2025 Houses and condos for sale, end of month (SFAR) 653 954, down 31.6% Months of supply, houses / condos (SFAR) 1.2 / 2.0 1.6 / 3.5 Pending sales, houses / condos (SFAR, directional) 213 / 257 241 / 258 Closed sales (SFAR) 383 400 Governed closes in the POTM set (through Oct 3) 480 476 Median price, all types $1,722,500 $1,407,500 Median $/sf, all types $1,105 $930 Median sale-to-list, all types 113.5% 100.9% Median days on market 12 16 Sold within 14 days 65% of sales 48% Sold over asking 76% of sales 54% Sold 10%+ over asking 55% of sales 29% Cash share (reported financing) 35% 36% Houses: median / $/sf / sale-to-list $2,050,000 / $1,184 / 128.8% (190) $1,742,500 / $1,012 / 110.7% (180) Houses: for sale / months supply / pending (SFAR) 227 / 1.2 / 213 302 / 1.6 / 241 Condos and TH: median / $/sf / sale-to-list / days on market $1,325,000 / $1,154 / 105.3% / 13 (207) $1,115,000 / $1,001 / 100.0% / 19 (218) Condos: for sale / months supply / pending (SFAR) 426 / 2.0 / 257 652 / 3.5 / 258 TIC: median / sale-to-list / days on market (thin) $1,600,000 / 108.5% / 27 (15) $979,000 / 100.3% / 30 (18) 2 to 4 units: median / sale-to-list / days on market $2,332,500 / 104.1% / 13 (68) $1,962,500 / 100.0% / 34 (60) Reliability: every citywide and type-level row is Strong (30 or more sales) except TICs, which are Anecdotal at 15 and 18 sales and are shown for the record only. District reads use July through September and are Strong in every district shown. Frequently asked questions How much over asking did San Francisco houses sell for in September 2026? The median single-family house that closed in September 2026 sold at 128.8% of its asking price, on 190 sales. That is the highest September reading in the ten years since 2016; the prior peak was 116.8% in September 2017. 81.6% of houses cleared asking by 10% or more and 4.2% sold under asking. Across all property types the median was 113.5% of asking, against 100.9% in September 2025. What was the median home price in San Francisco in September 2026? $1,722,500 across all property types, at $1,105 per square foot, on 480 governed closed sales recorded through October 3, 2026, against $1,407,500 and $930 a year earlier. Single-family houses had a median of $2,050,000 ($1,184 per square foot, 190 sales); condos and townhouses $1,325,000 ($1,154 per square foot, 207 sales); two-to-four unit buildings $2,332,500 (68 sales). The 15 TIC sales are too few to read. Are San Francisco condos selling over asking? In September 2026 the median condo or townhouse sold at 105.3% of asking in 13 days, against exactly asking in 19 days in September 2025, the first September over asking since 2021. The share selling under asking fell from 43% to 18% of sales. The turn is in neighborhood buildings, not towers: South Beach, South of Market and Yerba Buena still sold at asking from July through September, Downtown just under, while Noe Valley condos sold at 122%. How many homes are for sale in San Francisco? 653 houses and condos were for sale in San Francisco County at the end of September 2026 per SFAR InfoSparks: 227 houses (up from 152 in August, 25% below September 2025) and 426 condos and townhouses (up from 340, 35% below). Months of supply: houses 1.2, condos 2.0. Pending sales were flat to down on the year and closed sales flat at 383, so the fall listings arrived on schedule and sit about a third short of last year. Did the September 2026 Fed rate hike affect San Francisco home prices? Not in September's closings. A home that goes into contract in 12 days usually closes about a month later, so nearly every September 2026 closing was agreed before the September 16 hike. Issue #25 has the rate path: 6.95% on the weekly survey in late September and 7.58% on the daily index by September 28. The first contracts written at the new rate show up in October closings, which is the month to watch. Takeaways Houses set the ten-year September high on every bidding-war number: 128.8% of asking (116.8% at the 2017 peak), 81.6% of sales clearing asking by 10% or more, 4.2% of sales under asking. Median $2,050,000 and $1,184 per square foot on 190 sales, both up 17% on the year, on a house about 6% larger than last September's. The clock did not change, the bids did. Houses took a median 12 days to go into contract, the same as September 2025. Across all property types the median was 12 days against 16, and 65% of sales were in contract within two weeks against 48%. Condos crossed the line: 105.3% of asking in 13 days on 207 sales, against exactly asking in 19 days a year ago, the first September over asking since 2021. Median $1,325,000 and $1,154 per square foot, up 19% and 15%. The towers are still at asking: South Beach, SoMa and Yerba Buena all sold at 100% this quarter, Downtown just under. By price band: under $1 million sold exactly at asking, as it did a year ago. $1M to $1.5M ran 110%, $1.5M to $2M 120%, $2M to $3M 127%, $3M to $5M 122% with 55% of buyers paying cash, $5M and up 114% on 34 sales against 12 last September. Sales under $1.5 million fell from 54% of the month to 37%. The fall listings arrived on schedule and a third short. 227 houses for sale at month end, up from 152 in August and 25% below last September; 426 condos, up from 340 and 35% below. Months of supply: houses 1.2, condos 2.0. Contracts written ran flat to down on the year (houses 213 against 241, condos 257 against 258) while closed sales were flat at 383. What September cannot tell you: the Fed raised rates on September 16 and a 12-day market closes about a month after it goes into contract, so nearly everything in this record was agreed before the hike. The first contracts written at the new rate show up in October closings. The same cut for every San Francisco neighborhood, refreshed weekly: Paulo’s Pulse, the research lab . ‹ August 2026 Sources and further reading Freddie Mac Primary Mortgage Market Survey, weekly 30-year fixed average Issue #25: The Buyer Who Leaves First, what the rate hike does next Issue #24: The Second Season, the fall calendar these numbers followed Issue #23: Empty Shelves, why a short shelf bids like this August 2026 in Numbers, last month's record Issue #17: The Overbid Map Is Not the Heat Map, why west-side list prices are opening bids How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command, governed MLS analytics, 63,226 governed closed sales as of October 3, 2026. Closed sales dated in the named month, parcel-deduplicated, sale-to-list plausibility band applied. Medians throughout; no averages. Cash share counts only sales that reported financing. Inventory, months of supply, pending and closed-sale counts are SFAR InfoSparks, San Francisco County, September 2026, houses and condos/townhouses, read October 2; InfoSparks restates the newest month, so treat the pending counts as directional. The POTM set is larger because it includes TICs, two-to-four unit buildings and every source MLS. Year-ago comparisons are September 2025 on the same rule. District and neighborhood reads use July through September so no district sits on a thin month. Data deemed reliable but not guaranteed, subject to change, correction and revision; no claim of 100% accuracy. Paulo does not give legal, tax or financial advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options Every month Or call (408) 834-9161 - paulo@levelupgroup.com

## El mercado de vivienda de San Francisco en cifras, septiembre de 2026 | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/en-cifras/septiembre-2026/

Pulso de Paulo ↗ En cifras · septiembre de 2026, 4 de octubre de 2026 Septiembre de 2026 en cifras: la mayor sobreoferta en diez septiembres Septiembre es cuando llegan los listados de otoño y se supone que el mercado afloja un poco. Los listados llegaron, con un tercio menos que el año pasado. Las ofertas no aflojaron. Aquí está qué cerró, en cuánto se vendió, qué tan rápido se fue y lo único que estas cifras todavía no pueden decirle. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 4 de octubre de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR En cifras · septiembre de 2026 129% Venta sobre lista mediana de casas unifamiliares en septiembre, en 190 ventas. El máximo anterior de septiembre en diez años fue 117%, en 2017. Solo el 4% de las casas se vendió por debajo de lo pedido 12 días Días medianos en el mercado de todo lo que cerró, contra 16 hace un año. El 65% de las ventas estaba en contrato en dos semanas; una de cada ocho tardó más de 60 días 653 Casas y condominios en venta al cierre de septiembre, desde 492 al cierre de agosto y aún 32% menos que un año antes. Los listados de otoño llegaron, con un tercio de menos Septiembre es el mes en que llegan los listados de otoño, y el mes en que se supone que el mercado afloja un poco mientras los compradores los comparan. La Edición #24 describió el patrón: las casas en venta alcanzan su pico en septiembre u octubre cada año, una mediana del 37% por encima de agosto. Esa parte ocurrió puntual. El aflojamiento no. Esta es la segunda edición de En cifras , el registro mensual. Un mes por edición, publicada la primera semana del mes siguiente, con los mismos datos gobernados del MLS que Pulso de Paulo . Las ediciones numeradas del POTM Blog dicen qué significan los números. Esta serie son los números. 1. Casas: la mayor sobreoferta de septiembre en diez años Las casas unifamiliares cerraron a una mediana del 128.8% de lo pedido en septiembre, en 190 ventas. En los diez septiembres desde 2016 el máximo anterior fue 116.8%, en 2017. Ningún otro septiembre llegó al 117%. Las otras dos cifras de una guerra de ofertas dicen lo mismo: el 81.6% de las casas superó lo pedido por 10% o más, y el 4.2% se vendió por debajo. El septiembre pasado fueron 52% y 16%. Precio mediano de $2,050,000 , mediana de $1,184 por pie cuadrado , ambos 17% arriba en el año. La casa que se vendió era alrededor de 6% más grande que la del septiembre pasado (1,843 pies cuadrados contra 1,739), así que una pequeña parte de la mediana es tamaño. La ganancia por pie no lo es. Casas: la mayor sobreoferta de septiembre en diez años Precio de venta mediano de casas unifamiliares en puntos porcentuales sobre el precio pedido, para cada casa que cerró en septiembre, 2016 a 2026. El pico anterior, 2017, fue 16.8 puntos en 194 ventas; 2026 es 28.8 en 190. MLS de San Francisco vía POTM Command. +8.4 2016 +16.8 2017 +12.6 2018 +11.2 2019 +4.2 2020 +16.1 2021 +4.5 2022 +6.4 2023 +10.5 2024 +10.7 2025 +28.8 2026 Lo que no cambió es el reloj. Las casas tardaron una mediana de 12 días en entrar en contrato, exactamente lo que tardaron en septiembre de 2025. El mercado no se hizo más rápido este mes. Se hizo más caro a la misma velocidad, que es lo que hace un estante al que le falta un tercio de sus viviendas cuando los compradores ya están parados frente a él. La Edición #23 tiene la prueba de diez años detrás de esa frase. 2. Todo lo demás fue más rápido, y casi todo por encima de lo pedido En los 480 cierres gobernados, la vivienda mediana se vendió al 113.5% de lo pedido en 12 días , contra 100.9% y 16 días hace un año. El 65% de las ventas estaba en contrato en dos semanas (48% el septiembre pasado); una de cada ocho tardó más de 60 días (una de cada cinco). Precio mediano de $1,722,500 y $1,105 por pie cuadrado , las lecturas de septiembre más altas de la década, contra $1,407,500 y $930 en 2025. Los condominios y townhouses cruzaron la línea en la que llevaban tres años sentados: 105.3% de lo pedido en 13 días en 207 ventas, contra exactamente lo pedido en 19 días el septiembre pasado. Es el primer septiembre por encima de lo pedido para los condominios desde 2021. La parte vendida por debajo de lo pedido cayó del 43% al 18%. Mediana de $1,325,000 , $1,154 por pie cuadrado , 19% y 15% arriba. La advertencia de agosto sobre los condominios sigue en pie. De julio a septiembre, South Beach (80 ventas), South of Market y Yerba Buena se vendieron exactamente a lo pedido; Downtown apenas por debajo, en 49 días. Los condominios de Noe Valley se vendieron al 122% en 12 días. El piso de barrio despertó. La torre sigue esperando. Edificios de dos a cuatro unidades: mediana de $2,332,500 en 68 ventas, 19% arriba en el año, 104% de lo pedido en 13 días contra lo pedido en 34 días. Las 15 ventas de TIC son muy pocas para leerse. 3. Dónde el precio pedido todavía significa precio pedido Rango de precio Venta sobre lista, sep 2026 Sep 2025 Ventas Cuota en efectivo Menos de $1M 100% , exactamente a lo pedido 100% 78 24% $1M a $1.5M 110% 102% 101 22% $1.5M a $2M 120% 106% 110 29% $2M a $3M 127% 104% 99 40% $3M a $5M 122% 108% 58 55% $5M o más 114% 100% 34 81% Menos de $1,000,000 sigue siendo el único rango donde el precio de lista es el precio, y se está encogiendo: 78 ventas, 16% del mes, contra 124 y 26% hace un año. Las ventas por debajo de $1.5 millones cayeron del 54% de septiembre al 37%. Las ventas de $2 millones o más subieron del 27% al 40%, y el rango de $5 millones casi se triplicó, 34 ventas contra 12, ocho de cada diez en efectivo. La guerra es más ruidosa entre $1.5 millones y $3 millones, el rango donde la mayoría de los compradores financia un préstamo jumbo. La Edición #25 trata exactamente de ese comprador. 4. El lado oeste sigue escribiendo las cifras más salvajes De julio a septiembre, Central Sunset se vendió a una mediana del 145% de lo pedido en 27 ventas. Outer Parkside 136%. Glen Park 135%. Parkside 130%. Central Richmond y Bernal Heights 120%. Solo en septiembre, las 15 ventas del Central Richmond fueron a una mediana de $2,000,000 y 129% de lo pedido en 13 días. Como argumentó la Edición #17 , en el lado oeste el precio de lista es una oferta inicial; lea los precios cerrados y fije su techo a partir de ellos. Precio por pie cuadrado contra los mismos tres meses de 2025: Distrito 7 (Pacific Heights, la Marina) +26% a $1,388; Distrito 1, el Richmond, +25% a $1,095; Distritos 4, 5, 6 y 9 todos entre +20% y +21%; Distritos 2, 3, 8 y 10 entre +10% y +13%. Cada distrito es una lectura Sólida, de 68 a 348 ventas. 5. Los listados de otoño llegaron, con un tercio de menos Al cierre de septiembre, SFAR contó 227 casas en venta, desde 152 al cierre de agosto y 25% por debajo de las 302 del septiembre pasado. 426 condominios y townhouses , desde 340 y 35% por debajo de los 652 del año pasado. En conjunto, 653 contra 954. Meses de oferta: casas 1.2, condominios 2.0, contra 1.6 y 3.5 hace un año. La demanda no se disparó para absorber los listados nuevos; se sostuvo. Los contratos firmados en septiembre quedaron planos o a la baja en el año (casas 213 contra 241, condominios 257 contra 258, e InfoSparks reexpresa su mes más reciente, así que léalos como direccionales), y las ventas cerradas quedaron planas en 383. Menos operaciones de las que los listados nuevos podían sostener, a los precios más altos de la década. El efectivo pagó el 35% de las ventas con financiamiento reportado, casi lo mismo que el septiembre pasado; casas 31%. Más viviendas para elegir que en agosto, el mismo reloj de doce días y la mayor sobreoferta en casas de cualquier septiembre de los diez que seguimos. Los listados nuevos llegaron, con un tercio de menos, y los compradores ya los estaban esperando. Lo que septiembre no puede decirle La Fed subió las tasas el 16 de septiembre. Una vivienda que entra en contrato en 12 días cierra alrededor de un mes después, así que casi todos los cierres de este registro se acordaron antes del alza, la mayoría en agosto y los primeros días de septiembre. La Edición #25 repasa qué pasó la última vez que las tasas se movieron así de fuerte, y quién dejó de ofertar primero. Los primeros contratos firmados con la nueva tasa aparecen en los cierres de octubre. Esa es la próxima edición. Qué significa para octubre Si usted vende una casa: los precios cerrados de septiembre son los comparables más fuertes que este mercado ha producido, y se fijaron antes del alza. Ponga el precio con las cifras cerradas del vecindario, salga cuando la casa esté lista, y no asuma que el grupo de compradores de octubre es el de septiembre. El reloj de la Edición #24 sigue aplicando: una casa de otoño que pasa de tres semanas se vende a lo pedido. Si usted compra: por debajo de $1 millón el mercado todavía negocia. Entre $1.5 millones y $3 millones, planee con la venta sobre lista real del rango, no con el precio de lista, y asegure la tasa jumbo antes del open house, porque ese rango es donde la tasa pega más fuerte. Octubre suma opciones; úselas para comparar, no para esperar. Si usted decide si vender o no: nada aquí dice que deba hacerlo. Estas cifras describen el mercado que acaba de cerrar. No toman la decisión por usted. Tres ventas de septiembre que vale conocer 3460 Clay Street, Presidio Heights. Listada en $11,000,000, cerró en $14,700,000 en 15 días: $3.7 millones sobre lo pedido, la sobreoferta más grande del mes en dólares y la venta más grande del mes. 259 17th Avenue, Central Richmond. Listada en $1,268,000, cerró en $2,500,000, en efectivo: 197% de lo pedido, la sobreoferta más grande del mes en porcentaje. Fíjese en el precio de lista. 2946 Pierce Street, Cow Hollow. Un condominio listado en $3,995,000, cerró en $6,700,000 en 11 días, en efectivo: $2.7 millones sobre lo pedido, la sobreoferta más grande del mes en condominios. En números Medida Septiembre 2026 Septiembre 2025 Casas y condominios en venta, cierre de mes (SFAR) 653 954, 31.6% menos Meses de oferta, casas / condominios (SFAR) 1.2 / 2.0 1.6 / 3.5 Ventas pendientes, casas / condominios (SFAR, direccional) 213 / 257 241 / 258 Ventas cerradas (SFAR) 383 400 Cierres gobernados en el conjunto POTM (hasta el 3 de oct) 480 476 Precio mediano, todos los tipos $1,722,500 $1,407,500 Mediana de $/pie², todos los tipos $1,105 $930 Venta sobre lista mediana, todos los tipos 113.5% 100.9% Días medianos en el mercado 12 16 Vendido en 14 días 65% de las ventas 48% Vendido sobre lo pedido 76% de las ventas 54% Vendido 10% o más sobre lo pedido 55% de las ventas 29% Cuota en efectivo (financiamiento reportado) 35% 36% Casas: mediana / $/pie² / venta sobre lista $2,050,000 / $1,184 / 128.8% (190) $1,742,500 / $1,012 / 110.7% (180) Casas: en venta / meses de oferta / pendientes (SFAR) 227 / 1.2 / 213 302 / 1.6 / 241 Condominios y TH: mediana / $/pie² / venta sobre lista / días en el mercado $1,325,000 / $1,154 / 105.3% / 13 (207) $1,115,000 / $1,001 / 100.0% / 19 (218) Condominios: en venta / meses de oferta / pendientes (SFAR) 426 / 2.0 / 257 652 / 3.5 / 258 TIC: mediana / venta sobre lista / días en el mercado (delgado) $1,600,000 / 108.5% / 27 (15) $979,000 / 100.3% / 30 (18) 2 a 4 unidades: mediana / venta sobre lista / días en el mercado $2,332,500 / 104.1% / 13 (68) $1,962,500 / 100.0% / 34 (60) Confiabilidad: cada fila de la ciudad y por tipo es Sólida (30 ventas o más) salvo los TIC, que son Anecdóticos con 15 y 18 ventas y se muestran solo para el registro. Las lecturas por distrito usan de julio a septiembre y son Sólidas en cada distrito mostrado. Preguntas frecuentes ¿Cuánto por encima de lo pedido se vendieron las casas en San Francisco en septiembre de 2026? La casa unifamiliar mediana que cerró en septiembre de 2026 se vendió al 128.8% de su precio pedido, en 190 ventas. Es la lectura de septiembre más alta de los diez años desde 2016; el pico anterior fue 116.8% en septiembre de 2017. El 81.6% de las casas superó lo pedido por 10% o más y el 4.2% se vendió por debajo. En todos los tipos de propiedad la mediana fue 113.5% de lo pedido, contra 100.9% en septiembre de 2025. ¿Cuál fue el precio mediano de una vivienda en San Francisco en septiembre de 2026? $1,722,500 en todos los tipos de propiedad, a $1,105 por pie cuadrado, en 480 ventas cerradas gobernadas registradas hasta el 3 de octubre de 2026, contra $1,407,500 y $930 un año antes. Las casas unifamiliares tuvieron una mediana de $2,050,000 ($1,184 por pie cuadrado, 190 ventas); los condominios y townhouses $1,325,000 ($1,154 por pie cuadrado, 207 ventas); los edificios de dos a cuatro unidades $2,332,500 (68 ventas). Las 15 ventas de TIC son muy pocas para leerse. ¿Los condominios de San Francisco se están vendiendo por encima de lo pedido? En septiembre de 2026 el condominio o townhouse mediano se vendió al 105.3% de lo pedido en 13 días, contra exactamente lo pedido en 19 días en septiembre de 2025, el primer septiembre por encima de lo pedido desde 2021. La parte vendida por debajo de lo pedido cayó del 43% al 18% de las ventas. El giro está en los edificios de barrio, no en las torres: South Beach, South of Market y Yerba Buena siguieron vendiéndose a lo pedido de julio a septiembre, Downtown apenas por debajo, mientras los condominios de Noe Valley se vendieron al 122%. ¿Cuántas viviendas hay en venta en San Francisco? 653 casas y condominios estaban en venta en el condado de San Francisco al cierre de septiembre de 2026 según SFAR InfoSparks: 227 casas (desde 152 en agosto, 25% por debajo de septiembre de 2025) y 426 condominios y townhouses (desde 340, 35% por debajo). Meses de oferta: casas 1.2, condominios 2.0. Las ventas pendientes quedaron planas o a la baja en el año y las cerradas planas en 383, así que los listados de otoño llegaron puntuales y quedan alrededor de un tercio por debajo del año pasado. ¿El alza de tasas de la Fed de septiembre de 2026 afectó los precios en San Francisco? No en los cierres de septiembre. Una vivienda que entra en contrato en 12 días suele cerrar alrededor de un mes después, así que casi todos los cierres de septiembre de 2026 se acordaron antes del alza del 16 de septiembre. La Edición #25 tiene el recorrido de la tasa: 6.95% en la encuesta semanal a fines de septiembre y 7.58% en el índice diario al 28 de septiembre. Los primeros contratos firmados con la nueva tasa aparecen en los cierres de octubre, que es el mes a observar. Puntos clave Las casas marcaron el máximo de diez septiembres en cada cifra de una guerra de ofertas: 128.8% de lo pedido (116.8% en el pico de 2017), 81.6% de las ventas superando lo pedido por 10% o más, 4.2% de las ventas por debajo. Mediana de $2,050,000 y $1,184 por pie cuadrado en 190 ventas, ambas 17% arriba en el año, en una casa alrededor de 6% más grande que la del septiembre pasado. El reloj no cambió, las ofertas sí. Las casas tardaron una mediana de 12 días en entrar en contrato, lo mismo que en septiembre de 2025. En todos los tipos de propiedad la mediana fue de 12 días contra 16, y el 65% de las ventas estaba en contrato en dos semanas contra el 48%. Los condominios cruzaron la línea: 105.3% de lo pedido en 13 días en 207 ventas, contra exactamente lo pedido en 19 días hace un año, el primer septiembre por encima de lo pedido desde 2021. Mediana de $1,325,000 y $1,154 por pie cuadrado, 19% y 15% arriba. Las torres siguen a lo pedido: South Beach, SoMa y Yerba Buena se vendieron al 100% este trimestre, Downtown apenas por debajo. Por rango de precio: menos de $1 millón se vendió exactamente a lo pedido, igual que hace un año. De $1M a $1.5M corrió al 110%, de $1.5M a $2M al 120%, de $2M a $3M al 127%, de $3M a $5M al 122% con el 55% de los compradores pagando en efectivo, $5M o más al 114% en 34 ventas contra 12 el septiembre pasado. Las ventas por debajo de $1.5 millones cayeron del 54% del mes al 37%. Los listados de otoño llegaron puntuales y con un tercio de menos. 227 casas en venta al cierre del mes, desde 152 en agosto y 25% por debajo del septiembre pasado; 426 condominios, desde 340 y 35% por debajo. Meses de oferta: casas 1.2, condominios 2.0. Los contratos firmados corrieron planos o a la baja en el año (casas 213 contra 241, condominios 257 contra 258) mientras las ventas cerradas quedaron planas en 383. Lo que septiembre no puede decirle: la Fed subió las tasas el 16 de septiembre y un mercado de 12 días cierra alrededor de un mes después de entrar en contrato, así que casi todo lo que hay en este registro se acordó antes del alza. Los primeros contratos firmados con la nueva tasa aparecen en los cierres de octubre. El mismo corte para cada vecindario de San Francisco, actualizado cada semana: Pulso de Paulo, el laboratorio de datos . ‹ agosto de 2026 Fuentes y lecturas relacionadas Encuesta Primaria del Mercado Hipotecario de Freddie Mac, promedio semanal fijo a 30 años Edición #25: El comprador que se va primero, lo que hace el alza de tasas después Edición #24: La segunda temporada, el calendario de otoño que siguieron estas cifras Edición #23: Estantes vacíos, por qué un estante corto oferta así Agosto de 2026 en cifras, el registro del mes pasado Edición #17: El mapa de sobreofertas no es el mapa de calor, por qué los precios de lista del oeste son ofertas iniciales Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, 63,226 ventas cerradas gobernadas al 3 de octubre de 2026. Ventas cerradas con fecha en el mes indicado, deduplicadas por parcela, con la banda de plausibilidad de venta sobre lista aplicada. Medianas en todo el texto; sin promedios. La cuota de efectivo cuenta solo ventas que reportaron financiamiento. Inventario, meses de oferta, pendientes y ventas cerradas son de SFAR InfoSparks, condado de San Francisco, septiembre de 2026, casas y condominios/townhouses, leídos el 2 de octubre; InfoSparks reexpresa el mes más reciente, así que tome los pendientes como direccionales. El conjunto POTM es mayor porque incluye TIC, edificios de dos a cuatro unidades y cada MLS de origen. Las comparaciones anuales son septiembre de 2025 con la misma regla. Las lecturas por distrito y vecindario usan de julio a septiembre para que ningún distrito descanse en un mes delgado. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión; sin pretensión de 100% de exactitud. Paulo no da asesoría legal, fiscal ni financiera. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todos los meses O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #25: The Buyer Who Leaves First | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-25-the-buyer-who-leaves-first/

Paulo's Pulse ↗ POTM Blog Issue #25, October 1, 2026 The Buyer Who Leaves First On September 16 the Fed raised rates for the first time since 2023. By September 28 the 30-year mortgage was 7.58% on the daily index, a point and a quarter above a year ago, and the jumbo loan most San Francisco house buyers need was priced the same. San Francisco has been here before. Ten years of closings show exactly who stops bidding when money gets more expensive, and it is not the same buyer in a house as in a condo. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published October 1, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #25 · The numbers +17.9% to +0.3% What a San Francisco house sold for over asking in early 2022 against early 2023, as the 30-year mortgage went from 3.8% to 6.4% -56% Financed condo sales, first half of 2021 to first half of 2023. Cash condo sales fell 23% 33% Share of condo sales paid in cash in 2026, up from 14% in 2021. Houses went from 15% to 29% The mortgage rate is not a number San Francisco buyers watch on the news. It is a number they feel in the offer they can write. On September 16 the Federal Reserve raised its target rate for the first time since 2023, and by the end of the month the 30-year mortgage was above 7.5% on the daily index. The question I am getting from both sides is the same: what does that do to this market? The archive has an answer, because it has happened before. The last time rates moved this hard was 2022, and the closings from that year and the next show exactly who stopped bidding, how fast, and in which kind of home. They also show why the answer for a house is not the answer for a condo, and why 2026 has not yet followed the script. What a rate move did last time The 30-year mortgage averaged 3.8% in the first quarter of 2022, 5.3% in the second, 6.7% by the fourth. Here is what the closings did, one quarter at a time. Houses sold 17.9% over asking in the first quarter of 2022, still 17.5% over in the second, then 6.9% in the third and 1.8% in the fourth. By the first quarter of 2023 it was 0.3% . Eighteen points of bidding gone inside a year, and days on market doubled from 12 to 20. Condos moved less on price because they had less to give. They were selling half a point over asking in early 2022 and went to exactly asking by the third quarter, where they stayed for three years. What condos gave up was time and volume: 18 days to 33 days, and the number of financed condo sales fell from 1,223 in the first half of 2021 to 536 in the first half of 2023. Ten years of the mortgage rate against what San Francisco homes sold for, by quarter Three panels on one time axis, by close quarter, 2016 to the third quarter of 2026 (through September 25). Top: the 30-year fixed rate, Freddie Mac weekly survey averaged by quarter. Middle: median sale price against final list price, houses and condos and townhouses. Bottom: median days on market. The first shaded band is the pandemic spring of 2020; the second is the 2022 rate move from 3.8% to 6.7%. Condo days on market rose to 41 in late 2020 with the rate at 2.76%, before rates moved; the house overbid fell from 17.9% to 0.3% between the first quarter of 2022 and the first quarter of 2023. POTM Command governed closings. 30-year mortgage rate Houses Condos and townhouses Pandemic spring 2020; rate move 2022 Pandemic spring Rate move, 3.8% to 6.7% 3% 5% 7% 30-year mortgage rate, quarterly average 30-year rate 6.7% 0% +10% +20% Median sale price over asking Houses Condos and townhouses +23.7% +1.2% 10 25 40 Median days on market Houses Condos and townhouses 14 12 '16 '17 '18 '19 '20 '21 '22 '23 '24 '25 '26 3% 5% 7% 30-year mortgage rate, quarterly average 30-year rate 6.7% 0% +10% +20% Median sale price over asking Houses Condos and townhouses +23.7% +1.2% 10 25 40 Median days on market Houses Condos and townhouses 14 12 '16 '18 '20 '22 '24 '26 Three rates, and which one is yours There is no single mortgage rate, and the gap between the ones in the news right now is the size of the story. Freddie Mac's weekly survey, the number most headlines quote, was 7.03% for the week of September 24. Mortgage News Daily's index, which moves every afternoon, had the 30-year at 7.58% on September 28. The weekly number is a week behind a market that moved 0.4 in two weeks. For a San Francisco house buyer there is a third number that matters more than either. Any loan above $1,249,125, the 2026 conforming limit for the county, is a jumbo loan, and with 20% down that line sits at a purchase price of about $1.56 million, below the median house. The jumbo 30-year was 7.35% on September 21 and 7.56% a week later, 1.27 points above the same day last year, and the Mortgage Bankers Association's weekly jumbo survey went 6.74 to 7.03 to 7.15 over the same three weeks. Jumbo and conforming are now priced within two hundredths of each other. That has not always been true, and it means the house buyer gets no relief from the size of the loan. The ten-year chart above uses Freddie Mac, because it is the one series that goes back cleanly to 2016 and can be checked against a public source. The payment math further down uses the jumbo daily rate, because that is the quote a buyer gets. Who paid it A rate move is a tax on borrowed money, so it should land on the people borrowing the most relative to what they earn. The archive says that is exactly where it landed. Split the 2022 house market by price. The bands from $1 million to $3 million, where most buyers finance and most loans are jumbo, lost between 15 and 27 points of overbid. Houses above $3 million were already selling near asking and moved a point or two. Houses under $1 million, a small group, never had an overbid to lose. Who paid the 2022 rate move: San Francisco houses by price band. Single-family houses, median sale price against final list price and median days on market, cash and financed buyers combined. The first quarter of 2022 is the last quarter before the rate move; the fourth quarter of 2022 plus the first quarter of 2023 is the first full stretch with the 30-year above 6%. The three marked bands sit above the 2026 conforming limit at 20% down. POTM Command governed closings. Price band Sales, before / after Over asking, 2022 Q1 Over asking, 2022 Q4 + 2023 Q1 Change, points Days, before Days, after Under $1M 21 / 79 +0.8% 0.0% -0.8 29 27 $1M to $1.5M (jumbo) 104 / 252 +21.7% +4.2% -17.5 13 20 $1.5M to $2M (jumbo) 104 / 152 +18.9% +3.5% -15.4 11 18.5 $2M to $3M (jumbo) 96 / 105 +27.9% +0.6% -27.3 12 18 $3M to $5M 49 / 65 +10.5% 0.0% -10.5 11 14 $5M and up 14 / 12 +5.7% 0.0% -5.7 7.5 8 Every band in that middle stretch is jumbo territory, above the conforming limit, with no Fannie or Freddie backstop on the rate. That is the loan that repriced first in 2022 and the loan that moved 0.20 in the last week of September. Inside the same houses, the split by financing is just as clear. Financed buyers went from 17.3% over asking to 0.7%. Cash buyers went from 20.6% to 2.8%. Both stopped bidding, because the bidding was against each other. But cash buyers kept closing in 13 days while financed buyers slowed to 21. The cash buyer did not leave. The financed buyer took longer to say yes, and many did not say it at all. Condos: the pandemic broke it, rates kept it broken It would be easy to blame rates for the condo slump. The dates say otherwise. Condo days on market went from 16 in the summer of 2019 to 41 by the end of 2020 , when the 30-year mortgage was 2.76%, the cheapest money in the series. The condo market was hit by the pandemic, not by the Fed. Houses did the opposite: a short dip in mid-2020, then 14% to 16% over asking through 2021. By early 2022 condos were healing. Days on market were back to 18, sales were at a decade high, and most buyers were financing. Then rates moved, and condos went straight back to 33 days and asking price. The layoffs and the emptier downtown of 2023 held them there through 2025. Three causes, in order, and each one shows up in the archive on its own dates. That is why houses and condos answer the rate question differently. For houses, 2022 is a clean signal: the rate went up and the overbid came down, with nothing else in the way. For condos, the rate move was the second blow, on a market that had not recovered from the first. The buyer has changed since then One thing did not go back after 2023. Cash. In 2021, 14% of condo sales and 15% of house sales were paid in cash. In 2026 it is 33% and 29% . The share rose every year rates were high and it did not fall when rates eased a little in late 2025. Cash share of all San Francisco sales, 2016 to 2026 Share of closings whose buyer financing is reported to the MLS as cash, by close year, houses against condos and townhouses. Sales with no financing reported (10% to 30% of the total, falling over the decade) count against the share, so these are floors. 2026 runs through September 25. The share rose every year the mortgage rate was above 6% and did not fall back when rates eased in late 2025. POTM Command governed closings. Houses Condos and townhouses 0% 10% 20% 30% 2016, Houses: 19% 2016, Condos and townhouses: 19% 2016 2017, Houses: 18% 2017, Condos and townhouses: 20% 2017 2018, Houses: 19% 2018, Condos and townhouses: 19% 2018 2019, Houses: 16% 2019, Condos and townhouses: 17% 2019 2020, Houses: 14% 2020, Condos and townhouses: 12% 2020 2021, Houses: 15% 15% 2021, Condos and townhouses: 14% 14% 2021 2022, Houses: 16% 2022, Condos and townhouses: 18% 2022 2023, Houses: 19% 2023, Condos and townhouses: 25% 2023 2024, Houses: 22% 2024, Condos and townhouses: 27% 2024 2025, Houses: 23% 2025, Condos and townhouses: 33% 2025 2026, Houses: 29% 29% 2026, Condos and townhouses: 33% 33% 2026 cheapest money of the decade, 30-year at 2.9% to September 25 0% 10% 20% 30% 2016, Houses: 19% 2016, Condos and townhouses: 19% 2016 2017, Houses: 18% 2017, Condos and townhouses: 20% 2018, Houses: 19% 2018, Condos and townhouses: 19% 2018 2019, Houses: 16% 2019, Condos and townhouses: 17% 2020, Houses: 14% 2020, Condos and townhouses: 12% 2020 2021, Houses: 15% 15% 2021, Condos and townhouses: 14% 14% 2021 2022, Houses: 16% 2022, Condos and townhouses: 18% 2022 2023, Houses: 19% 2023, Condos and townhouses: 25% 2024, Houses: 22% 2024, Condos and townhouses: 27% 2024 2025, Houses: 23% 2025, Condos and townhouses: 33% 2026, Houses: 29% 29% 2026, Condos and townhouses: 33% 33% 2026 A rate hike is a tax on borrowed money. A third of the buyers in this market no longer pay it. This matters for the question people are asking now. A rate hike is a tax on borrowers. A third of the buyers in this market no longer pay it. And the cash buyer is not outbidding the financed one: this year cash house buyers paid 24% over asking and financed buyers 22%. In condos the cash buyer pays a point less than the financed buyer, the discount I wrote about in Issue #19 . Cash changes who can wait, not who wins. 2026 so far The 30-year averaged 6.1% in the first quarter of this year, 6.4% in the second, 6.7% in the third, and finished September at 7.6% on the daily index. By the old pattern the overbid should be shrinking. Instead houses went from 15.5% over asking to 25.0% to 23.7%, and condos went from asking to one point over, the first positive condo readings since 2022. Houses close in 12 days, condos in 14, both the fastest in the ten years I track. Closings from August 28 to September 25, the weeks since the rate started climbing, show no change: houses 126% of asking in 12 days , condos 104% in 13. But those contracts were mostly written before the hike. A contract signed the week of September 16 closes in mid-to-late October. That is when this issue gets its answer, and I will report it in the October numbers. What is different from 2022 is the shelf. In early 2022 there were more than twice as many houses for sale as there are today ( Issue #23 has the count). A rate tax lands on buyers, but buyers were bidding against each other for 152 houses at the end of August. Fewer borrowers in a market with fewer homes can still be too many buyers. What it means if you are buying The rate move is real money. On the median financed house this year, $1.84 million with 20% down, the payment at the jumbo rate of 7.56% is about $10,350 a month . In January, at 6.11%, the same loan was about $8,930. That is $1,400 a month more for the same house since New Year's, and about $4,150 a month more than the 3% loans of 2021. Run that number before you write an offer, not the headline rate. There is a second quote your lender will show you. The 7/6 adjustable, fixed for seven years and then reset to a market index, was 6.85% on September 29, about 0.7 below the jumbo fixed. On the same loan that is roughly $9,650 a month, about $700 back. That is the door many financed buyers walked through in 2022 and 2023, and the spread between the two rates is a seven-year bet on where rates go. I cannot tell you from the archive how many buyers are taking it: the MLS financing field has an ARM value, but fewer than two hundred sales in ten years carry it, so the choice does not show up in the data even when buyers make it. Talk to a lender about which loan fits, not to me. If you are financing a house between $1 million and $3 million, you are in the lane that felt 2022 the most, you are almost certainly a jumbo borrower, and you are bidding against cash buyers who do not feel the hike. If you are buying a condo, you are in the market that took longest to come back and the one where rates historically thin out the competition first. Neither is a reason to wait or to hurry. It is a reason to know which market you are in. What it means if you are selling The hike is two weeks old and nothing in the closings has moved yet. If your buyer pool is financed, watch October. If you are selling a house in the $1 million to $3 million range, that pool is the one that stepped back in 2022, and the reason it has not stepped back yet is the empty shelf, not the rate. If you are selling a condo, your buyer is more likely to be cash than at any point in ten years, which makes your sale less sensitive to the Fed than it was. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #25 (this issue) Oct 1, 2026 The corridor has not felt the hike yet, and it is the one place in the city where cash already runs the room. Over the 30 days to September 25, 46 condos sold in South of Market, South Beach, Mission Bay and Yerba Buena, against 51 a year earlier, at a median exactly at asking (98.3% a year ago) in 30 days (22), with half selling under asking (65%). Cash paid for 41% of them. Contracts written after September 16 close in October. Holding at asking, with more room to negotiate than anywhere else in the city. #24 Sep 22, 2026 Into the fall, the corridor holds at asking. Over the 30 days to September 21, 52 condos sold in South of Market, South Beach, Mission Bay and Yerba Buena, the same count as a year earlier, at a median exactly at asking (97.9% a year ago) in 28 days. The share selling under asking fell from 64% to 46%. Steady, and still the city's best room to negotiate. Show the 21 earlier readings Issue Date Reading Call #23 Sep 15, 2026 Buyers came back and the corridor is still at asking. From June 1 to September 11, 217 condos sold in South of Market, South Beach, Mission Bay and Yerba Buena, against 151 over the same days of 2025, at a median exactly at asking (97.6% a year ago) in 25 days (49 a year ago). The share selling under asking fell from 71% to 39%. Still the negotiator's end of the city, with less room than a year ago. #22 Sep 2, 2026 The steepest second bedroom in the city. Corridor one-bedrooms sold at a median $702,500 and two-bedrooms at $1,350,000 over the last 12 months, a $647,500 step on 338 and 329 sales, with both rungs still at or just under asking (99.7% and 99.6%) in 34 and 23 median days. The corridor still negotiates, and the one-bedroom negotiates longest. #21 Aug 30, 2026 Still the calm end of the map. South Beach at asking on 167 sales with 29.9% over; SoMa, Mission Bay and Van Ness / Civic Center at asking; Yerba Buena 1.7% below. Meanwhile 56.6% of condos citywide now clear asking, up from 36.4% a year ago. The negotiator's end of the market, with the floor rising underneath it. #20 Aug 25, 2026 Two markets, one label. Corridor towers still at or below asking over the past six months (South Beach at asking on 168 sales, Yerba Buena -2.2%) while low-dues flats citywide cleared 10%+ over in 59.9% of sales. Check the dues before you plan the offer. #19 Aug 18, 2026 Where cash buys the most and shouts the least. Corridor condos ran 41.7% cash in the past 12 months, the heaviest concentration this series tracks, yet cash and financed closed at the same price, 99.2% versus 99.3% of asking. Cash's whole edge here is the clock: 20 median days on market against 39 financed. Financed buyers give up nothing on price here; they pay in patience. #17 Aug 9, 2026 Zero, which is the cleanest reading this scoreboard has produced. Across 368 corridor condo closings so far in 2026, not one sold $1,000,000 over asking, and the typical one closed slightly under asking: South Beach 0.7% below on 183 sales, South of Market 1.0% below on 79, Yerba Buena 2.4% below on 53, Mission Bay exactly at asking on 53. In an issue about where the overbidding is, the corridor is where it is not. Buyer opening holds, and this issue measures exactly how wide it is. #16 Aug 6, 2026 Flat in every window, which this issue argues is the whole point. South Beach condos read 100.0% of asking at 30, 90 and 180 days and 99.0% over the trailing year. South of Market reads 99.4, 99.8, 99.6 and 99.0. Four windows, one answer. Every house lane in this issue moved when the window moved; the corridor did not, and a segment that reads the same no matter how you slice it is a segment that is not turning. Buyer opening holds, and now it is measured four ways instead of one. #15 Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. By the numbers Measure Houses Condos and townhouses Median sale-to-list, 2022 Q1 / 2022 Q3 / 2022 Q4 / 2023 Q1 (30-year rate 3.8% / 5.6% / 6.7% / 6.4%) 117.9% / 106.9% / 101.8% / 100.3% 100.5% / 100.0% / 100.0% / 100.0% Median days on market, 2022 Q1 / 2022 Q4 12 / 20 18 / 33 Condo days on market, 2019 Q3 / 2020 Q4 (30-year rate 3.7% / 2.8%) 16 / 41 Financed sales, first half of 2021 / first half of 2023 (change) 801 / 525 (-34%) 1,223 / 536 (-56%) Cash sales, first half of 2021 / first half of 2023 (change) 211 / 178 (-16%) 309 / 238 (-23%) Within 2022 Q1 to 2022 Q4 + 2023 Q1: financed buyers, median sale-to-list and days 117.3% in 12 days to 100.7% in 21 100.4% in 21 to 100.0% in 37 Same period: cash buyers 120.6% in 12 days to 102.8% in 13.5 100.9% in 11.5 to 98.5% in 28 Cash share of all sales, 2021 / 2023 / 2025 / 2026 14.7% / 19.4% / 23.4% / 28.8% 14.4% / 24.6% / 32.7% / 33.4% Cash share by price band, 2026: under $1M / $1M to 1.5M / $1.5M to 2M / $2M to 3M / $3M to 5M / $5M and up 36% / 18% / 29% / 29% / 52% / 75% 32% / 34% / 40% / 54% / 71% / 76% Median sale-to-list, 2026: cash / financed buyers 124.2% / 121.9% 100.0% / 101.3% Median sale-to-list by close quarter, 2026 Q1 / Q2 / Q3 (30-year rate 6.1% / 6.4% / 6.7%) 115.5% / 125.0% / 123.7% 100.1% / 101.0% / 101.2% Closings August 28 to September 25, 2026: sale-to-list, days, sales 126.3%, 12, 156 103.9%, 13, 166 Same days of 2025 109.9%, 12, 136 100.0%, 23, 159 Median price of a financed purchase, 2026 $1,842,500 $1,168,000 Monthly principal and interest, $1.47 million loan (median financed house, 20% down): January 6.11% / Freddie Mac Sep 24 7.03% / jumbo daily Sep 28 7.56% / 7/6 ARM Sep 29 6.85% $8,930 / $9,823 / $10,353 / $9,645 Same loan at the 3.00% of 2021 $6,206 30-year fixed, Freddie Mac weekly: Sep 3 / Sep 10 / Sep 17 / Sep 24, 2026 6.71% / 6.76% / 6.95% / 7.03% 30-year jumbo, MBA weekly: Sep 9 / Sep 16 / Sep 24, 2026 6.74% / 7.03% / 7.15% Mortgage News Daily index, Sep 28, 2026: 30-year fixed / 30-year jumbo / a year earlier (jumbo) 7.58% / 7.56% / 6.29% 2026 conforming loan limit, San Francisco County (FHFA); purchase price at that loan with 20% down $1,249,125; about $1.56 million Takeaways The last time rates moved this hard, in 2022, houses lost their overbid inside a year: 17.9% over asking in the first quarter of 2022, 0.3% by the first quarter of 2023, with days on market doubling from 12 to 20. Condos had less to lose on price and gave up time and volume instead: 18 to 33 days, and financed condo sales fell 56% from the first half of 2021 to the first half of 2023. The cost landed on the financed mid-market. Houses from $1 million to $3 million, jumbo territory in San Francisco, lost 15 to 27 points of overbid. Above $3 million, where cash is common, the market was already near asking and barely moved. Within the same houses, financed buyers slowed from 12 to 21 days while cash buyers stayed at 13. Houses and condos answer the rate question differently because the condo slump started with the pandemic, not the Fed. Condo days on market went from 16 in 2019 to 41 by the end of 2020 with the 30-year at 2.76%. Rates in 2022 hit a condo market that was still healing, and the layoffs of 2023 held it down through 2025. The buyer has changed since 2022. Cash paid for 14% of condo sales and 15% of house sales in 2021; in 2026 it is 33% and 29%, and the share did not fall when rates eased in late 2025. Cash is not outbidding financed buyers (houses 124% against 122%; condos 100% against 101%). It changes who can wait, not who wins. So far in 2026 the pattern has not repeated. The 30-year averaged 6.1%, 6.4% and 6.7% across the three quarters and the house overbid went 15.5%, 25.0%, 23.7%, while condos posted their first positive readings since 2022. Closings from August 28 to September 25 were 126% for houses and 104% for condos, both in 12 to 13 days. Those contracts predate the hike; October closings carry the answer. Three rates, three jobs: Freddie Mac's weekly average (7.03% on September 24) for the ten-year chart; the daily index (7.58% conforming, 7.56% jumbo on September 28) for what a buyer is quoted today; the 7/6 adjustable (6.85%) as the alternative a jumbo borrower will be shown. On the median financed house, $1.84 million with 20% down, the jump from January's rate to the jumbo rate is about $1,400 a month. Sale-to-list, days on market and median price for every San Francisco neighborhood are live in the market explorer , refreshed weekly. Watch October closings there for the first read on contracts written after the hike. Sources and further reading Freddie Mac Primary Mortgage Market Survey, weekly 30-year fixed average Mortgage News Daily, daily rate index (30-year fixed, 30-year jumbo, 7/6 SOFR ARM) Mortgage Bankers Association weekly survey, 30-year jumbo FHFA conforming loan limits, 2026 Federal Reserve, FOMC statement of September 16, 2026 Issue #19: What Cash Actually Buys, the cash discount in condo country Issue #23: Empty Shelves, how thin this year's shelf is Issue #24: The Second Season, what the fall usually looks like Topic: cash buyers in San Francisco Topic: the San Francisco condo market Buying in San Francisco, the whole process How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Sources, each with its own date. (1) POTM Command governed MLS closings pulled from BigQuery on September 29, 2026: 56,518 closed sales of houses, condos, townhouses and TICs in San Francisco from January 1, 2016 through September 25, 2026, one row per sale, with the quarantine, price-parse and sale-to-list plausibility rules applied; medians only, never averages. Quarters are by closing date, and closings lag contracts by about a month, so a quarter's reading describes contracts written mostly in the quarter before. Over asking is the sale price against the final list price on the MLS. Financing is the buyer financing field as reported to the MLS: cash share is the share of all sales marked cash, and the 10% to 30% of sales with no financing reported count against it; the financed group is conventional, FHA, VA, ARM and similar loans, with "other" and 1031 exchanges left out of the cash-versus-financed comparisons. Fewer than 200 sales in ten years are marked ARM, so the archive cannot say how many financed buyers chose an adjustable. Price bands use the sale price. (2) Freddie Mac Primary Mortgage Market Survey, 30-year fixed weekly average (FRED series MORTGAGE30US); quarterly figures are the mean of the weekly prints, and the latest is 7.03% for the week of September 24, 2026. (3) Mortgage News Daily rate index, 30-year fixed 7.58% and 30-year jumbo 7.56% on September 28, 2026, 7/6 SOFR ARM 6.85% on September 29, 2026, and the jumbo reading of 6.29% a year earlier. (4) Mortgage Bankers Association weekly survey, 30-year jumbo, weeks of September 9, 16 and 24, 2026. (5) FHFA 2026 conforming loan limit for San Francisco County, $1,249,125 for one unit. (6) Federal Reserve statement of September 16, 2026, raising the federal funds target to 3.75% to 4.00%. Payment figures are standard 30-year amortization on the stated loan, principal and interest only, no taxes, insurance or HOA dues. The 2022 to 2023 period also carried tech layoffs and a downtown office exit, which this issue names as causes alongside rates rather than separating them. General information, not a forecast, a valuation of any specific home, or legal, lending or tax advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #25: El comprador que se va primero | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-25-el-comprador-que-se-va-primero/

Pulso de Paulo ↗ POTM Blog Edición #25, 1 de octubre de 2026 El comprador que se va primero El 16 de septiembre la Fed subió las tasas por primera vez desde 2023. Para el 28 de septiembre la hipoteca a 30 años estaba en 7.58% en el índice diario, un punto y cuarto por encima de hace un año, y el préstamo jumbo que necesita la mayoría de los compradores de casas en San Francisco costaba lo mismo. San Francisco ya estuvo aquí. Diez años de cierres muestran exactamente quién deja de pujar cuando el dinero se encarece, y no es el mismo comprador en una casa que en un condominio. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 1 de octubre de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #25 · En números +17.9% to +0.3% En cuánto sobre lo pedido se vendió una casa en San Francisco a inicios de 2022 contra inicios de 2023, mientras la hipoteca a 30 años pasó de 3.8% a 6.4% -56% Ventas de condominios con financiamiento, primer semestre de 2021 contra primer semestre de 2023. Las ventas en efectivo cayeron 23% 33% Proporción de ventas de condominios pagadas en efectivo en 2026, desde 14% en 2021. Las casas pasaron de 15% a 29% La tasa hipotecaria no es un número que los compradores de San Francisco miren en las noticias. Es un número que sienten en la oferta que pueden escribir. El 16 de septiembre la Reserva Federal subió su tasa objetivo por primera vez desde 2023, y al cierre del mes la hipoteca a 30 años estaba por encima de 7.5% en el índice diario. La pregunta que me llega de los dos lados es la misma: ¿qué le hace eso a este mercado? El archivo tiene una respuesta, porque ya pasó antes. La última vez que las tasas se movieron así de fuerte fue en 2022, y los cierres de ese año y del siguiente muestran exactamente quién dejó de pujar, qué tan rápido y en qué tipo de vivienda. También muestran por qué la respuesta para una casa no es la respuesta para un condominio, y por qué 2026 todavía no ha seguido el guion. Lo que hizo un movimiento de tasas la última vez La hipoteca a 30 años promedió 3.8% en el primer trimestre de 2022, 5.3% en el segundo, 6.7% en el cuarto. Esto hicieron los cierres, trimestre por trimestre. Las casas se vendieron 17.9% sobre lo pedido en el primer trimestre de 2022, todavía 17.5% arriba en el segundo, luego 6.9% en el tercero y 1.8% en el cuarto. En el primer trimestre de 2023 fue 0.3% . Dieciocho puntos de puja desaparecidos en un año, y los días en el mercado se duplicaron de 12 a 20. Los condominios se movieron menos en precio porque tenían menos que dar. Se vendían medio punto sobre lo pedido a inicios de 2022 y llegaron a exactamente lo pedido en el tercer trimestre, donde se quedaron tres años. Lo que cedieron los condominios fue tiempo y volumen: de 18 días a 33 días, y el número de ventas de condominios con financiamiento cayó de 1,223 en el primer semestre de 2021 a 536 en el primer semestre de 2023. Diez años de la tasa hipotecaria contra en cuánto se vendieron las viviendas de San Francisco, por trimestre Tres paneles sobre un mismo eje de tiempo, por trimestre de cierre, de 2016 al tercer trimestre de 2026 (hasta el 25 de septiembre). Arriba: la tasa fija a 30 años, encuesta semanal de Freddie Mac promediada por trimestre. En medio: mediana del precio de venta contra el último precio de lista, casas y condominios y townhouses. Abajo: mediana de días en el mercado. La primera franja sombreada es la primavera pandémica de 2020; la segunda es el movimiento de tasas de 2022, de 3.8% a 6.7%. Los días en el mercado de los condominios subieron a 41 a fines de 2020 con la tasa en 2.76%, antes de que las tasas se movieran; el sobreprecio de las casas cayó de 17.9% a 0.3% entre el primer trimestre de 2022 y el primero de 2023. Cierres gobernados de POTM Command. Tasa hipotecaria a 30 años Casas Condominios y townhouses Primavera pandémica 2020; movimiento de tasas 2022 Primavera pandémica Movimiento de tasas, 3.8% a 6.7% 3% 5% 7% Tasa hipotecaria a 30 años, promedio trimestral Tasa a 30 años 6.7% 0% +10% +20% Mediana del precio de venta sobre lo pedido Casas Condominios y townhouses +23.7% +1.2% 10 25 40 Mediana de días en el mercado Casas Condominios y townhouses 14 12 '16 '17 '18 '19 '20 '21 '22 '23 '24 '25 '26 3% 5% 7% Tasa hipotecaria a 30 años, promedio trimestral Tasa a 30 años 6.7% 0% +10% +20% Mediana del precio de venta sobre lo pedido Casas Condominios y townhouses +23.7% +1.2% 10 25 40 Mediana de días en el mercado Casas Condominios y townhouses 14 12 '16 '18 '20 '22 '24 '26 Tres tasas, y cuál es la suya No hay una sola tasa hipotecaria, y la brecha entre las que están en las noticias ahora mismo es del tamaño de la historia. La encuesta semanal de Freddie Mac, la cifra que citan casi todos los titulares, fue 7.03% para la semana del 24 de septiembre. El índice de Mortgage News Daily, que se mueve cada tarde, tenía la tasa a 30 años en 7.58% el 28 de septiembre. La cifra semanal va una semana detrás de un mercado que se movió 0.4 en dos semanas. Para quien compra una casa en San Francisco hay un tercer número que importa más que cualquiera de los dos. Cualquier préstamo por encima de $1,249,125, el límite conforme 2026 para el condado, es un préstamo jumbo, y con 20% de enganche esa línea queda en un precio de compra de cerca de $1.56 millones, por debajo de la casa mediana. La tasa jumbo a 30 años estaba en 7.35% el 21 de septiembre y en 7.56% una semana después, 1.27 puntos por encima del mismo día del año pasado, y la encuesta semanal jumbo de la Mortgage Bankers Association pasó de 6.74 a 7.03 a 7.15 en esas mismas tres semanas. La jumbo y la conforme ahora cuestan casi lo mismo, con dos centésimas de diferencia. Eso no siempre fue así, y significa que quien compra una casa no recibe ningún alivio por el tamaño del préstamo. La gráfica de diez años de arriba usa Freddie Mac, porque es la única serie que llega limpia hasta 2016 y se puede verificar contra una fuente pública. Las cuentas de pago más abajo usan la tasa jumbo diaria, porque esa es la cotización que recibe un comprador. Quién lo pagó Un movimiento de tasas es un impuesto sobre el dinero prestado, así que debería caer sobre quienes más piden prestado en relación con lo que ganan. El archivo dice que cayó exactamente ahí. Divida el mercado de casas de 2022 por precio. Los rangos de $1 millón a $3 millones, donde la mayoría financia y casi todos los préstamos son jumbo, perdieron entre 15 y 27 puntos de sobreprecio. Las casas de más de $3 millones ya se vendían cerca de lo pedido y se movieron uno o dos puntos. Las casas de menos de $1 millón, un grupo pequeño, nunca tuvieron un sobreprecio que perder. Quién pagó el movimiento de tasas de 2022: casas de San Francisco por rango de precio. Casas unifamiliares, mediana del precio de venta contra el último precio de lista y mediana de días en el mercado, compradores en efectivo y con financiamiento combinados. El primer trimestre de 2022 es el último antes del movimiento de tasas; el cuarto trimestre de 2022 más el primero de 2023 es el primer tramo completo con la tasa a 30 años por encima de 6%. Los tres rangos marcados quedan por encima del límite conforme 2026 con 20% de enganche. Cierres gobernados de POTM Command. Rango de precio Ventas, antes / después Sobre lo pedido, 2022 T1 Sobre lo pedido, 2022 T4 + 2023 T1 Cambio, puntos Días, antes Días, después Menos de $1M 21 / 79 +0.8% 0.0% -0.8 29 27 $1M a $1.5M (jumbo) 104 / 252 +21.7% +4.2% -17.5 13 20 $1.5M a $2M (jumbo) 104 / 152 +18.9% +3.5% -15.4 11 18.5 $2M a $3M (jumbo) 96 / 105 +27.9% +0.6% -27.3 12 18 $3M a $5M 49 / 65 +10.5% 0.0% -10.5 11 14 $5M o más 14 / 12 +5.7% 0.0% -5.7 7.5 8 Cada rango de ese tramo medio es territorio jumbo, por encima del límite conforme, sin el respaldo de Fannie o Freddie en la tasa. Ese es el préstamo que se reajustó primero en 2022 y el que se movió 0.20 en la última semana de septiembre. Dentro de las mismas casas, la división por financiamiento es igual de clara. Los compradores con financiamiento pasaron de 17.3% sobre lo pedido a 0.7%. Los de efectivo pasaron de 20.6% a 2.8%. Los dos dejaron de pujar, porque la puja era entre ellos. Pero los compradores en efectivo siguieron cerrando en 13 días mientras los que financiaban pasaron a 21. El comprador en efectivo no se fue. El comprador con financiamiento tardó más en decir que sí, y muchos no lo dijeron. Condominios: la pandemia lo rompió, las tasas lo mantuvieron roto Sería fácil culpar a las tasas por la caída de los condominios. Las fechas dicen otra cosa. Los días en el mercado de los condominios pasaron de 16 en el verano de 2019 a 41 a fines de 2020 , cuando la hipoteca a 30 años estaba en 2.76%, el dinero más barato de la serie. Al mercado de condominios lo golpeó la pandemia, no la Fed. Las casas hicieron lo contrario: una caída breve a mediados de 2020 y luego 14% a 16% sobre lo pedido durante todo 2021. A inicios de 2022 los condominios se estaban recuperando. Los días en el mercado habían vuelto a 18, las ventas estaban en un máximo de la década y la mayoría de los compradores financiaba. Entonces se movieron las tasas, y los condominios regresaron de golpe a 33 días y al precio pedido. Los despidos y el centro más vacío de 2023 los mantuvieron ahí hasta 2025. Tres causas, en orden, y cada una aparece en el archivo con sus propias fechas. Por eso casas y condominios responden distinto a la pregunta de las tasas. Para las casas, 2022 es una señal limpia: la tasa subió y el sobreprecio bajó, sin nada más en medio. Para los condominios, el movimiento de tasas fue el segundo golpe, sobre un mercado que no se había recuperado del primero. El comprador cambió desde entonces Una cosa no regresó después de 2023. El efectivo. En 2021, 14% de las ventas de condominios y 15% de las de casas se pagaron en efectivo. En 2026 es 33% y 29% . La proporción subió cada año que las tasas estuvieron altas y no bajó cuando las tasas cedieron un poco a fines de 2025. Proporción en efectivo de todas las ventas en San Francisco, 2016 a 2026 Proporción de cierres cuyo financiamiento del comprador se reporta al MLS como efectivo, por año de cierre, casas contra condominios y townhouses. Las ventas sin financiamiento reportado (de 10% a 30% del total, en baja a lo largo de la década) cuentan en contra de la proporción, así que estas cifras son pisos. 2026 corre hasta el 25 de septiembre. La proporción subió cada año que la tasa hipotecaria estuvo por encima de 6% y no bajó cuando las tasas cedieron a fines de 2025. Cierres gobernados de POTM Command. Casas Condominios y townhouses 0% 10% 20% 30% 2016, Casas: 19% 2016, Condominios y townhouses: 19% 2016 2017, Casas: 18% 2017, Condominios y townhouses: 20% 2017 2018, Casas: 19% 2018, Condominios y townhouses: 19% 2018 2019, Casas: 16% 2019, Condominios y townhouses: 17% 2019 2020, Casas: 14% 2020, Condominios y townhouses: 12% 2020 2021, Casas: 15% 15% 2021, Condominios y townhouses: 14% 14% 2021 2022, Casas: 16% 2022, Condominios y townhouses: 18% 2022 2023, Casas: 19% 2023, Condominios y townhouses: 25% 2023 2024, Casas: 22% 2024, Condominios y townhouses: 27% 2024 2025, Casas: 23% 2025, Condominios y townhouses: 33% 2025 2026, Casas: 29% 29% 2026, Condominios y townhouses: 33% 33% 2026 el dinero más barato de la década, tasa a 30 años en 2.9% al 25 de septiembre 0% 10% 20% 30% 2016, Casas: 19% 2016, Condominios y townhouses: 19% 2016 2017, Casas: 18% 2017, Condominios y townhouses: 20% 2018, Casas: 19% 2018, Condominios y townhouses: 19% 2018 2019, Casas: 16% 2019, Condominios y townhouses: 17% 2020, Casas: 14% 2020, Condominios y townhouses: 12% 2020 2021, Casas: 15% 15% 2021, Condominios y townhouses: 14% 14% 2021 2022, Casas: 16% 2022, Condominios y townhouses: 18% 2022 2023, Casas: 19% 2023, Condominios y townhouses: 25% 2024, Casas: 22% 2024, Condominios y townhouses: 27% 2024 2025, Casas: 23% 2025, Condominios y townhouses: 33% 2026, Casas: 29% 29% 2026, Condominios y townhouses: 33% 33% 2026 Una subida de tasas es un impuesto sobre el dinero prestado. Un tercio de los compradores de este mercado ya no lo paga. Esto importa para la pregunta que la gente hace ahora. Una subida de tasas es un impuesto sobre quien pide prestado. Un tercio de los compradores de este mercado ya no lo paga. Y el comprador en efectivo no está superando la puja del que financia: este año los compradores de casas en efectivo pagaron 24% sobre lo pedido y los que financiaron 22%. En condominios el comprador en efectivo paga un punto menos que el que financia, el descuento del que escribí en la Edición #19 . El efectivo cambia quién puede esperar, no quién gana. 2026 hasta hoy La tasa a 30 años promedió 6.1% en el primer trimestre de este año, 6.4% en el segundo, 6.7% en el tercero, y terminó septiembre en 7.6% en el índice diario. Según el patrón viejo, el sobreprecio debería estar bajando. En cambio, las casas pasaron de 15.5% sobre lo pedido a 25.0% y a 23.7%, y los condominios pasaron de lo pedido a un punto arriba, las primeras lecturas positivas de condominios desde 2022. Las casas cierran en 12 días, los condominios en 14, ambos los más rápidos en los diez años que sigo. Los cierres del 28 de agosto al 25 de septiembre, las semanas desde que la tasa empezó a subir, no muestran cambio: casas al 126% de lo pedido en 12 días , condominios al 104% en 13. Pero esos contratos se firmaron en su mayoría antes de la subida. Un contrato firmado la semana del 16 de septiembre cierra entre mediados y fines de octubre. Ahí es cuando esta edición recibe su respuesta, y la reportaré en las cifras de octubre. Lo que es distinto de 2022 es el estante. A inicios de 2022 había más del doble de casas en venta que hoy (la Edición #23 tiene el conteo). Un impuesto de tasas cae sobre los compradores, pero los compradores estaban pujando entre ellos por 152 casas al cierre de agosto. Menos gente pidiendo prestado en un mercado con menos viviendas todavía puede ser demasiados compradores. Qué significa si usted compra El movimiento de tasas es dinero real. En la casa mediana financiada de este año, $1.84 millones con 20% de enganche, el pago a la tasa jumbo de 7.56% es de cerca de $10,350 al mes . En enero, al 6.11%, el mismo préstamo costaba cerca de $8,930. Son $1,400 al mes más por la misma casa desde Año Nuevo, y cerca de $4,150 al mes más que los préstamos al 3% de 2021. Corra ese número antes de escribir una oferta, no la tasa del titular. Hay una segunda cotización que su prestamista le va a mostrar. La ajustable 7/6, fija por siete años y luego ajustada a un índice de mercado, estaba en 6.85% el 29 de septiembre, cerca de 0.7 por debajo de la jumbo fija. En el mismo préstamo son más o menos $9,650 al mes, unos $700 de regreso. Esa es la puerta por la que pasaron muchos compradores con financiamiento en 2022 y 2023, y la diferencia entre las dos tasas es una apuesta a siete años sobre hacia dónde van las tasas. No puedo decirle desde el archivo cuántos compradores la están tomando: el campo de financiamiento del MLS tiene un valor para ARM, pero menos de doscientas ventas en diez años lo llevan, así que la decisión no aparece en los datos aunque los compradores la tomen. Hable con un prestamista sobre qué préstamo le conviene, no conmigo. Si está financiando una casa de entre $1 millón y $3 millones, está en el carril que más sintió 2022, casi con seguridad pide un jumbo, y está pujando contra compradores en efectivo que no sienten la subida. Si compra un condominio, está en el mercado que más tardó en volver y en el que las tasas históricamente adelgazan primero la competencia. Ninguna de las dos es razón para esperar ni para apurarse. Es razón para saber en qué mercado está. Qué significa si usted vende La subida tiene dos semanas y nada en los cierres se ha movido todavía. Si sus compradores financian, mire octubre. Si vende una casa en el rango de $1 millón a $3 millones, ese es el grupo que dio un paso atrás en 2022, y la razón por la que todavía no lo ha dado es el estante vacío, no la tasa. Si vende un condominio, su comprador tiene más probabilidad de pagar en efectivo que en cualquier momento de los últimos diez años, lo que hace su venta menos sensible a la Fed de lo que era. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #25 (esta edición) 1 oct 2026 El corredor todavía no siente la subida, y es el único lugar de la ciudad donde el efectivo ya manda. En los 30 días al 25 de septiembre se vendieron 46 condominios en South of Market, South Beach, Mission Bay y Yerba Buena, contra 51 un año antes, a una mediana exactamente en lo pedido (98.3% hace un año) en 30 días (22), con la mitad vendiéndose bajo lo pedido (65%). El efectivo pagó 41% de ellos. Los contratos firmados después del 16 de septiembre cierran en octubre. Sostenido en lo pedido, con más margen de negociación que en cualquier otra parte de la ciudad. #24 22 sep 2026 Entrando al otoño, el corredor se sostiene en lo pedido. En los 30 días al 21 de septiembre se vendieron 52 condominios en South of Market, South Beach, Mission Bay y Yerba Buena, la misma cantidad que un año antes, a una mediana exactamente en lo pedido (97.9% hace un año) en 28 días. La proporción vendida bajo lo pedido cayó de 64% a 46%. Estable, y sigue siendo el mayor margen de negociación de la ciudad. Ver las 21 lecturas anteriores Edición Fecha Lectura Llamado #23 15 sep 2026 Los compradores regresaron y el corredor sigue en lo pedido. Del 1 de junio al 11 de septiembre se vendieron 217 condominios en South of Market, South Beach, Mission Bay y Yerba Buena, contra 151 en los mismos días de 2025, a una mediana exactamente en lo pedido (97.6% hace un año) en 25 días (49 hace un año). La proporción vendida bajo lo pedido cayó de 71% a 39%. Sigue siendo el extremo negociador de la ciudad, con menos espacio que hace un año. #22 2 sep 2026 La segunda recámara más empinada de la ciudad. Los condominios de una recámara del corredor se vendieron a una mediana de $702,500 y los de dos a $1,350,000 en los últimos 12 meses, un escalón de $647,500 con 338 y 329 ventas, con ambos peldaños todavía en lo pedido o apenas por debajo (99.7% y 99.6%) en 34 y 23 días de mediana. El corredor sigue negociando, y el de una recámara negocia más tiempo. #21 30 ago 2026 Sigue siendo el extremo tranquilo del mapa. South Beach en lo pedido con 167 ventas y 29.9% por encima; SoMa, Mission Bay y Van Ness / Civic Center en lo pedido; Yerba Buena 1.7% por debajo. Mientras tanto, el 56.6% de los condominios de la ciudad ya supera lo pedido, contra 36.4% hace un año. El extremo negociador del mercado, con el piso subiendo por debajo. #20 25 ago 2026 Dos mercados, una etiqueta. Las torres del corredor siguen a lo pedido o por debajo en los últimos seis meses (South Beach en lo pedido con 168 ventas, Yerba Buena -2.2%) mientras los flats de cuota baja superaron 10%+ en el 59.9% de las ventas. Revise la cuota antes de planear la oferta. #19 18 ago 2026 Donde el efectivo compra más y grita menos. Los condominios del corredor corrieron 41.7% en efectivo en los últimos 12 meses, la concentración más pesada que sigue esta serie, y aun así efectivo y financiado cerraron al mismo precio, 99.2% contra 99.3% de lo pedido. Toda la ventaja del efectivo aquí es el reloj: 20 días de mediana en el mercado contra 39 financiado. El comprador financiado no cede nada en precio aquí; paga en paciencia. #17 9 ago 2026 Cero, la lectura más limpia que ha producido este marcador. En 368 cierres de condominios del corredor en lo que va de 2026, ninguno se vendió $1,000,000 sobre lo pedido, y el típico cerró un poco por debajo de lo pedido: South Beach 0.7% abajo en 183 ventas, South of Market 1.0% abajo en 79, Yerba Buena 2.4% abajo en 53, Mission Bay exactamente en lo pedido en 53. En una edición sobre dónde está el sobreprecio, el corredor es donde no está. La apertura de compra se mantiene, y esta edición mide exactamente qué tan amplia es. #16 6 ago 2026 Plano en todas las ventanas, que según esta edición es justamente el punto. Los condominios de South Beach marcan 100.0% de lo pedido a 30, 90 y 180 días y 99.0% en el año previo. South of Market marca 99.4, 99.8, 99.6 y 99.0. Cuatro ventanas, una respuesta. Cada carril de casas de esta edición se movió cuando se movió la ventana; el corredor no, y un segmento que se lee igual sin importar cómo lo corte es un segmento que no está girando. La apertura de compra se mantiene, y ahora está medida de cuatro maneras en vez de una. #15 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. En números Medida Casas Condominios y townhouses Mediana de venta sobre lista, 2022 T1 / 2022 T3 / 2022 T4 / 2023 T1 (tasa a 30 años 3.8% / 5.6% / 6.7% / 6.4%) 117.9% / 106.9% / 101.8% / 100.3% 100.5% / 100.0% / 100.0% / 100.0% Mediana de días en el mercado, 2022 T1 / 2022 T4 12 / 20 18 / 33 Días en el mercado de condominios, 2019 T3 / 2020 T4 (tasa a 30 años 3.7% / 2.8%) 16 / 41 Ventas con financiamiento, primer semestre de 2021 / primer semestre de 2023 (cambio) 801 / 525 (-34%) 1,223 / 536 (-56%) Ventas en efectivo, primer semestre de 2021 / primer semestre de 2023 (cambio) 211 / 178 (-16%) 309 / 238 (-23%) De 2022 T1 a 2022 T4 + 2023 T1: compradores con financiamiento, mediana de venta sobre lista y días 117.3% en 12 días a 100.7% en 21 100.4% en 21 a 100.0% en 37 Mismo periodo: compradores en efectivo 120.6% en 12 días a 102.8% en 13.5 100.9% en 11.5 a 98.5% en 28 Proporción en efectivo de todas las ventas, 2021 / 2023 / 2025 / 2026 14.7% / 19.4% / 23.4% / 28.8% 14.4% / 24.6% / 32.7% / 33.4% Proporción en efectivo por rango de precio, 2026: menos de $1M / $1M a 1.5M / $1.5M a 2M / $2M a 3M / $3M a 5M / $5M o más 36% / 18% / 29% / 29% / 52% / 75% 32% / 34% / 40% / 54% / 71% / 76% Mediana de venta sobre lista, 2026: compradores en efectivo / con financiamiento 124.2% / 121.9% 100.0% / 101.3% Mediana de venta sobre lista por trimestre de cierre, 2026 T1 / T2 / T3 (tasa a 30 años 6.1% / 6.4% / 6.7%) 115.5% / 125.0% / 123.7% 100.1% / 101.0% / 101.2% Cierres del 28 de agosto al 25 de septiembre de 2026: venta sobre lista, días, ventas 126.3%, 12, 156 103.9%, 13, 166 Mismos días de 2025 109.9%, 12, 136 100.0%, 23, 159 Precio mediano de una compra con financiamiento, 2026 $1,842,500 $1,168,000 Pago mensual de capital e interés, préstamo de $1.47 millones (casa mediana financiada, 20% de enganche): enero 6.11% / Freddie Mac 24 sep 7.03% / jumbo diario 28 sep 7.56% / ARM 7/6 29 sep 6.85% $8,930 / $9,823 / $10,353 / $9,645 Mismo préstamo al 3.00% de 2021 $6,206 Tasa fija a 30 años, Freddie Mac semanal: 3 sep / 10 sep / 17 sep / 24 sep de 2026 6.71% / 6.76% / 6.95% / 7.03% Jumbo a 30 años, MBA semanal: 9 sep / 16 sep / 24 sep de 2026 6.74% / 7.03% / 7.15% Índice de Mortgage News Daily, 28 sep de 2026: fija a 30 años / jumbo a 30 años / un año antes (jumbo) 7.58% / 7.56% / 6.29% Límite conforme 2026, condado de San Francisco (FHFA); precio de compra con ese préstamo y 20% de enganche $1,249,125; cerca de $1.56 millones Puntos clave La última vez que las tasas se movieron así de fuerte, en 2022, las casas perdieron su sobreprecio en un año: 17.9% sobre lo pedido en el primer trimestre de 2022, 0.3% en el primero de 2023, con los días en el mercado duplicándose de 12 a 20. Los condominios tenían menos que perder en precio y cedieron tiempo y volumen: de 18 a 33 días, y las ventas de condominios con financiamiento cayeron 56% del primer semestre de 2021 al primero de 2023. El costo cayó sobre el mercado medio financiado. Las casas de $1 millón a $3 millones, territorio jumbo en San Francisco, perdieron de 15 a 27 puntos de sobreprecio. Por encima de $3 millones, donde el efectivo es común, el mercado ya estaba cerca de lo pedido y apenas se movió. Dentro de las mismas casas, los compradores con financiamiento pasaron de 12 a 21 días mientras los de efectivo se quedaron en 13. Casas y condominios responden distinto a la pregunta de las tasas porque la caída de los condominios empezó con la pandemia, no con la Fed. Los días en el mercado de los condominios pasaron de 16 en 2019 a 41 a fines de 2020 con la tasa a 30 años en 2.76%. Las tasas de 2022 golpearon un mercado de condominios que todavía se estaba recuperando, y los despidos de 2023 lo mantuvieron abajo hasta 2025. El comprador cambió desde 2022. El efectivo pagó 14% de las ventas de condominios y 15% de las de casas en 2021; en 2026 es 33% y 29%, y la proporción no bajó cuando las tasas cedieron a fines de 2025. El efectivo no está superando la puja de los compradores con financiamiento (casas 124% contra 122%; condominios 100% contra 101%). Cambia quién puede esperar, no quién gana. En lo que va de 2026 el patrón no se ha repetido. La tasa a 30 años promedió 6.1%, 6.4% y 6.7% en los tres trimestres y el sobreprecio de las casas fue 15.5%, 25.0%, 23.7%, mientras los condominios registraron sus primeras lecturas positivas desde 2022. Los cierres del 28 de agosto al 25 de septiembre fueron 126% en casas y 104% en condominios, ambos en 12 a 13 días. Esos contratos son anteriores a la subida; los cierres de octubre traen la respuesta. Tres tasas, tres trabajos: el promedio semanal de Freddie Mac (7.03% el 24 de septiembre) para la gráfica de diez años; el índice diario (7.58% conforme, 7.56% jumbo el 28 de septiembre) para lo que le cotizan hoy a un comprador; la ajustable 7/6 (6.85%) como la alternativa que le mostrarán a quien pide un jumbo. En la casa mediana financiada, $1.84 millones con 20% de enganche, el salto de la tasa de enero a la tasa jumbo es cerca de $1,400 al mes. La venta sobre lista, los días en el mercado y el precio mediano de cada vecindario de San Francisco están en vivo en el explorador del mercado , actualizado cada semana. Siga ahí los cierres de octubre para la primera lectura de los contratos firmados después de la subida. Fuentes y lecturas relacionadas Encuesta Primaria del Mercado Hipotecario de Freddie Mac, promedio semanal fijo a 30 años Mortgage News Daily, índice diario de tasas (fija a 30 años, jumbo a 30 años, ARM SOFR 7/6) Encuesta semanal de la Mortgage Bankers Association, jumbo a 30 años Límites de préstamo conforme de la FHFA, 2026 Reserva Federal, comunicado del FOMC del 16 de septiembre de 2026 Edición #19: Lo que el efectivo compra en realidad, el descuento en efectivo en el país de los condominios Edición #23: Estantes vacíos, qué tan delgado está el estante este año Edición #24: La segunda temporada, cómo suele verse el otoño Tema: compradores en efectivo en San Francisco Tema: el mercado de condominios de San Francisco Comprar en San Francisco, todo el proceso Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuentes, cada una con su fecha. (1) Cierres gobernados del MLS de POTM Command, extraídos de BigQuery el 29 de septiembre de 2026: 56,518 ventas cerradas de casas, condominios, townhouses y TIC en San Francisco del 1 de enero de 2016 al 25 de septiembre de 2026, una fila por venta, con las reglas de cuarentena, de error de precio y de plausibilidad de venta sobre lista aplicadas; solo medianas, nunca promedios. Los trimestres son por fecha de cierre, y los cierres van cerca de un mes detrás de los contratos, así que la lectura de un trimestre describe contratos firmados sobre todo en el trimestre anterior. El sobreprecio es el precio de venta contra el último precio de lista en el MLS. El financiamiento es el campo de financiamiento del comprador tal como se reporta al MLS: la proporción en efectivo es la parte de todas las ventas marcadas como efectivo, y el 10% a 30% de ventas sin financiamiento reportado cuenta en su contra; el grupo con financiamiento son préstamos convencionales, FHA, VA, ARM y similares, y "otro" y los intercambios 1031 quedan fuera de las comparaciones entre efectivo y financiamiento. Menos de 200 ventas en diez años están marcadas como ARM, así que el archivo no puede decir cuántos compradores con financiamiento eligieron una tasa ajustable. Los rangos de precio usan el precio de venta. (2) Encuesta Primaria del Mercado Hipotecario de Freddie Mac, promedio semanal fijo a 30 años (serie MORTGAGE30US de FRED); las cifras trimestrales son el promedio de las lecturas semanales, y la más reciente es 7.03% para la semana del 24 de septiembre de 2026. (3) Índice de tasas de Mortgage News Daily, fija a 30 años 7.58% y jumbo a 30 años 7.56% el 28 de septiembre de 2026, ARM SOFR 7/6 6.85% el 29 de septiembre de 2026, y la lectura jumbo de 6.29% un año antes. (4) Encuesta semanal de la Mortgage Bankers Association, jumbo a 30 años, semanas del 9, 16 y 24 de septiembre de 2026. (5) Límite de préstamo conforme 2026 de la FHFA para el condado de San Francisco, $1,249,125 para una unidad. (6) Comunicado de la Reserva Federal del 16 de septiembre de 2026, que subió la tasa de fondos federales a entre 3.75% y 4.00%. Los pagos son amortización estándar a 30 años del préstamo indicado, solo capital e interés, sin impuestos, seguro ni cuotas de HOA. El periodo de 2022 a 2023 también trajo despidos en tecnología y la salida de oficinas del centro, que esta edición nombra como causas junto a las tasas en lugar de separarlas. Información general, no un pronóstico, ni una valuación de una vivienda específica, ni asesoría legal, crediticia o fiscal. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #24: The Second Season | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-24-the-second-season/

Paulo's Pulse ↗ POTM Blog Issue #24, September 22, 2026 The Second Season Fall in San Francisco is not what is left over from spring. It is a second season with its own calendar: a September and October rush, a November thin-out, and a holiday market that looks weaker than it is. Here is what ten years of falls say buyers and sellers can expect, and what is different this year. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published September 22, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #24 · The numbers 137 Houses for sale in a typical September for every 100 in August, 2016 to 2025 median. By the end of December: 63 115.7% What houses that sold within two weeks and closed in December got, 2016 to 2025. In October: 115.6% 100% The median fall house that sat past three weeks, 2016 to 2025: asking price, with 44% selling under it Most people think of San Francisco as a spring market with a quiet fall. Ten years of data say otherwise. Fall is a second season with its own calendar, and it runs in three phases. Each one favors a different move, for buyers and for sellers. This is the practical companion to Issue #23 , which measured how thin this year's shelf is. Here the question is what the next three months usually look like, what that means for your plans, and where 2026 breaks the pattern. When is the fall market in San Francisco? From the start of September to about mid-October. In every one of the last ten years, the number of houses for sale peaked in September or October. In a typical year the shelf finished September 37% above August (the range: 10% to 63%), held most of that through October, fell back to about August's level by the end of November, and by the end of December was down to 38% to 54% of its fall peak. Condos follow the same shape. The San Francisco fall, in three phases: houses for sale, August = 100 Single-family houses for sale at the end of each month, August to December, 2016 to 2025, indexed so each year's August is 100 (SFAR InfoSparks, San Francisco County, monthly series in the POTM Command workbook, data as of September 1, 2026). The line is the median of the ten years; the shaded band runs from the lowest to the highest year. The shelf peaked in September or October in all ten. The open ring is 2026 so far on a different basis, POTM Command's daily MLS count: 140 houses on August 31, 222 on September 22. Phase dates are approximate. Houses, ten-year median Lowest to highest year Condos and townhouses, median Houses 2026, daily count THE SECOND SEASON THE THIN-OUT THE HOLIDAYS 50 100 150 Aug Sep Oct Nov Dec Houses, 2016 to 2025, lowest to highest year Houses, 2016 to 2025 median, Aug: 100 (August = 100; range 100 to 100) Houses, 2016 to 2025 median, Sep: 137 (August = 100; range 110 to 163) Houses, 2016 to 2025 median, Oct: 132 (August = 100; range 114 to 146) Houses, 2016 to 2025 median, Nov: 102 (August = 100; range 79 to 122) Houses, 2016 to 2025 median, Dec: 63 (August = 100; range 48 to 74) Condos, 2016 to 2025 median, Aug: 100 Condos, 2016 to 2025 median, Sep: 131 Condos, 2016 to 2025 median, Oct: 127 Condos, 2016 to 2025 median, Nov: 105 Condos, 2016 to 2025 median, Dec: 63 2026: 140 houses on August 31, 222 on September 22 (daily count), +59% 2026 so far: +59% daily count, to Sep 22 137 132 102 63 for both: about half the fall peak August SECOND SEASON THIN-OUT HOLIDAYS 50 100 150 Aug Sep Oct Nov Dec Houses, 2016 to 2025, lowest to highest year Houses, 2016 to 2025 median, Aug: 100 (August = 100; range 100 to 100) Houses, 2016 to 2025 median, Sep: 137 (August = 100; range 110 to 163) Houses, 2016 to 2025 median, Oct: 132 (August = 100; range 114 to 146) Houses, 2016 to 2025 median, Nov: 102 (August = 100; range 79 to 122) Houses, 2016 to 2025 median, Dec: 63 (August = 100; range 48 to 74) Condos, 2016 to 2025 median, Aug: 100 Condos, 2016 to 2025 median, Sep: 131 Condos, 2016 to 2025 median, Oct: 127 Condos, 2016 to 2025 median, Nov: 105 Condos, 2016 to 2025 median, Dec: 63 2026: 140 houses on August 31, 222 on September 22 (daily count), +59% 2026: +59% 137 102 63 Every year in numbers Year Aug Sep Oct Nov Dec Dec as share of fall peak 2016 408 560 549 427 258 46% 2017 320 421 391 315 200 48% 2018 426 581 560 518 315 54% 2019 383 539 539 447 259 48% 2020 634 708 762 622 402 53% 2021 433 478 493 368 209 42% 2022 353 486 475 376 220 45% 2023 351 491 466 350 191 39% 2024 257 419 376 280 164 39% 2025 234 302 276 185 115 38% 2026 152 Buying follows the shelf. On the ten-year average, October has more house closings than any other month of the year, about 254, ahead of June's 235 and May's 227. Those October closings are mostly September contracts. For houses, the busiest stretch of the year for deals is not spring. It is late September through October. The three phases, and what each one favors 1. The second season (September to mid-October). The most homes to choose from all fall, and the most sales. For buyers, this is the widest selection until spring. For sellers, it is the most competition and the most demand at the same time. Houses that came on the market from mid-September to mid-October, 2016 to 2025, sold at a median 108.3% of asking in 15 days, against 111.6% in 13 days for houses listed in April and May. That is the fall cost for sellers: real, and small. 2. The thin-out (mid-October to Thanksgiving). Fewer new listings arrive, and the shelf shrinks back toward August's level. Houses listed from mid-October to mid-November sold at a median 110.1% of asking in 14 days, the best of the fall; my read is that they faced fewer rivals. It is also when older listings start to pile up: 40% of November house closings had sat more than three weeks. 3. The holidays (Thanksgiving to New Year). The fewest listings and the fewest sales. From 2016 to 2025, about 134 houses a year that eventually sold came on the market between mid-November and the end of December, about half the 257 of mid-September to mid-October. Those that sold did about as well as other fall listings: 108.8% of asking in 13 days. One caution: that count only sees homes that sold. A holiday listing that was pulled and relisted in January is not in it. Do home prices drop in the San Francisco fall? Not as a rule. Price per square foot for houses closing in October and November stayed within about 5% of that same year's spring in nine of the last ten years. The exception was 2022, down 14%, when mortgage rates doubled. Fall prices follow what the year is doing. In 2025, houses listed in the fall sold further over asking than spring listings did; in 2022, far less. Across the decade, the gap between a year's spring and its fall was usually smaller than the gap between one year and the next. December is where the calendar seems to bite. Houses closing in December sold at a median 105.9% of asking, against 110.3% in October. But look at which houses are closing. In December, 47% of house sales had sat on the market more than three weeks, against 31% in October. The houses that sold quickly did just as well: those that sold within two weeks and closed in December got 115.7% of asking, and in October 115.6%. December's weaker median is mostly the fall's older listings finally selling. December is not a discount on good houses. It is the fall's older listings clearing Median sale-to-list by closing month, 2016 to 2025. Gray: every sale that closed that month. Filled: only homes that sold within two weeks of listing. On the right, the share of that month's closings that had sat more than three weeks. Closings trail contracts by about three weeks, so a December closing is mostly a mid-November contract, and a January closing a December one. POTM Command governed closings. All sales that month Sold within two weeks Right column: share of the month's closings that sat more than three weeks. Houses 100% · asking 105% 110% 115% 120% Closed in September Sat 3+ weeks: 36% Closed in September, All sales that month: 110.1% Closed in September, Sold within two weeks: 116.4% 110.1 116.4 October Sat 3+ weeks: 31% October, All sales that month: 110.3% October, Sold within two weeks: 115.6% 110.3 115.6 November Sat 3+ weeks: 40% November, All sales that month: 108.0% November, Sold within two weeks: 115.6% 108.0 115.6 December Sat 3+ weeks: 47% December, All sales that month: 105.9% December, Sold within two weeks: 115.7% 105.9 115.7 January Sat 3+ weeks: 51% January, All sales that month: 104.0% January, Sold within two weeks: 112.1% 104.0 112.1 100% · asking 105% 110% 115% 120% Closed in September Sat 3+ weeks: 36% Closed in September, All sales that month: 110.1% Closed in September, Sold within two weeks: 116.4% 110.1 116.4 October Sat 3+ weeks: 31% October, All sales that month: 110.3% October, Sold within two weeks: 115.6% 110.3 115.6 November Sat 3+ weeks: 40% November, All sales that month: 108.0% November, Sold within two weeks: 115.6% 108.0 115.6 December Sat 3+ weeks: 47% December, All sales that month: 105.9% December, Sold within two weeks: 115.7% 105.9 115.7 January Sat 3+ weeks: 51% January, All sales that month: 104.0% January, Sold within two weeks: 112.1% 104.0 112.1 Condos and townhouses 100% · asking 105% 110% 115% 120% Closed in September Sat 3+ weeks: 53% Closed in September, All sales that month: 100.0% Closed in September, Sold within two weeks: 104.2% 100.0 104.2 October Sat 3+ weeks: 48% October, All sales that month: 100.5% October, Sold within two weeks: 106.7% 100.5 106.7 November Sat 3+ weeks: 62% November, All sales that month: 100.0% November, Sold within two weeks: 105.5% 100.0 105.5 December Sat 3+ weeks: 70% December, All sales that month: 100.0% December, Sold within two weeks: 103.8% 100.0 103.8 January Sat 3+ weeks: 71% January, All sales that month: 99.5% January, Sold within two weeks: 100.1% 99.5 100.1 100% · asking 105% 110% 115% 120% Closed in September Sat 3+ weeks: 53% Closed in September, All sales that month: 100.0% Closed in September, Sold within two weeks: 104.2% 100.0 104.2 October Sat 3+ weeks: 48% October, All sales that month: 100.5% October, Sold within two weeks: 106.7% 100.5 106.7 November Sat 3+ weeks: 62% November, All sales that month: 100.0% November, Sold within two weeks: 105.5% 100.0 105.5 December Sat 3+ weeks: 70% December, All sales that month: 100.0% December, Sold within two weeks: 103.8% 100.0 103.8 January Sat 3+ weeks: 71% January, All sales that month: 99.5% January, Sold within two weeks: 100.1% 99.5 100.1 So the December discount is mostly a discount on homes that have been sitting. That points to the most useful fact in this issue. When does a San Francisco listing lose its premium? At about three weeks, in any season. For houses listed in the fall from 2016 to 2025, those that sold in 8 to 14 days got a median 118.0% of asking. Those that took 22 to 35 days got 102.8%. At 36 to 60 days the median was asking price , and 43% sold under it. Past two months, 97.7%, with nearly two in three under asking. (The 8-to-14-day group sells highest because it holds the usual pattern: a week or so of showings, then an offer date.) The listing clock: what a San Francisco home sells for, by how long it sat Median sale-to-list by days on market. Filled dots: homes listed from mid-August to mid-November, 2016 to 2025 (6,999 houses and 7,300 condos and townhouses that sold). Open rings: every sale that closed from January 1 to September 21, 2026 (1,623 houses, 1,797 condos). The rings mix every season; against the same January to September closings of 2016 to 2025, houses sold in 8 to 14 days went at 120.1%, so 2026 runs about 10 points hotter there. On the right, the share that sold under asking, fall then 2026. Listing date is estimated from the closing date, days on market and a typical 20-day escrow. POTM Command governed closings. Fall listings, 2016 to 2025 2026 so far Right column: share sold under asking, fall 2016 to 2025 then 2026. Houses 100% · asking 110% 120% 130% 140% Sold in 0 to 7 days Under: 7% · 5% Sold in 0 to 7 days, Fall listings, 2016 to 2025: 111.6% Sold in 0 to 7 days, 2026 so far: 122.4% 111.6 122.4 8 to 14 days Under: 4% · 2% 8 to 14 days, Fall listings, 2016 to 2025: 118.0% 8 to 14 days, 2026 so far: 130.2% 118.0 130.2 15 to 21 days Under: 12% · 10% 15 to 21 days, Fall listings, 2016 to 2025: 111.2% 15 to 21 days, 2026 so far: 116.9% 111.2 116.9 22 to 35 days Under: 28% · 21% 22 to 35 days, Fall listings, 2016 to 2025: 102.8% 22 to 35 days, 2026 so far: 105.2% 102.8 105.2 36 to 60 days Under: 43% · 41% 36 to 60 days, Fall listings, 2016 to 2025: 100.0% 36 to 60 days, 2026 so far: 100.0% 100.0 100.0 61 days or more Under: 65% · 56% 61 days or more, Fall listings, 2016 to 2025: 97.7% 61 days or more, 2026 so far: 98.1% 97.7 98.1 100% · asking 110% 120% 130% 140% Sold in 0 to 7 days Under: 7% · 5% Sold in 0 to 7 days, Fall listings, 2016 to 2025: 111.6% Sold in 0 to 7 days, 2026 so far: 122.4% 111.6 122.4 8 to 14 days Under: 4% · 2% 8 to 14 days, Fall listings, 2016 to 2025: 118.0% 8 to 14 days, 2026 so far: 130.2% 118.0 130.2 15 to 21 days Under: 12% · 10% 15 to 21 days, Fall listings, 2016 to 2025: 111.2% 15 to 21 days, 2026 so far: 116.9% 111.2 116.9 22 to 35 days Under: 28% · 21% 22 to 35 days, Fall listings, 2016 to 2025: 102.8% 22 to 35 days, 2026 so far: 105.2% 102.8 105.2 36 to 60 days Under: 43% · 41% 36 to 60 days, Fall listings, 2016 to 2025: 100.0% 36 to 60 days, 2026 so far: 100.0% 100.0 100.0 61 days or more Under: 65% · 56% 61 days or more, Fall listings, 2016 to 2025: 97.7% 61 days or more, 2026 so far: 98.1% 97.7 98.1 Condos and townhouses 100% · asking 110% 120% 130% 140% Sold in 0 to 7 days Under: 12% · 13% Sold in 0 to 7 days, Fall listings, 2016 to 2025: 102.4% Sold in 0 to 7 days, 2026 so far: 104.7% 102.4 104.7 8 to 14 days Under: 10% · 9% 8 to 14 days, Fall listings, 2016 to 2025: 108.2% 8 to 14 days, 2026 so far: 112.0% 108.2 112.0 15 to 21 days Under: 24% · 22% 15 to 21 days, Fall listings, 2016 to 2025: 102.2% 15 to 21 days, 2026 so far: 102.4% 102.2 102.4 22 to 35 days Under: 34% · 42% 22 to 35 days, Fall listings, 2016 to 2025: 100.1% 22 to 35 days, 2026 so far: 100.0% 100.0 100.1 36 to 60 days Under: 52% · 54% 36 to 60 days, Fall listings, 2016 to 2025: 99.5% 36 to 60 days, 2026 so far: 99.3% 99.3 99.5 61 days or more Under: 66% · 61% 61 days or more, Fall listings, 2016 to 2025: 98.0% 61 days or more, 2026 so far: 98.4% 98.0 98.4 100% · asking 110% 120% 130% 140% Sold in 0 to 7 days Under: 12% · 13% Sold in 0 to 7 days, Fall listings, 2016 to 2025: 102.4% Sold in 0 to 7 days, 2026 so far: 104.7% 102.4 104.7 8 to 14 days Under: 10% · 9% 8 to 14 days, Fall listings, 2016 to 2025: 108.2% 8 to 14 days, 2026 so far: 112.0% 108.2 112.0 15 to 21 days Under: 24% · 22% 15 to 21 days, Fall listings, 2016 to 2025: 102.2% 15 to 21 days, 2026 so far: 102.4% 102.2 102.4 22 to 35 days Under: 34% · 42% 22 to 35 days, Fall listings, 2016 to 2025: 100.1% 22 to 35 days, 2026 so far: 100.0% 100.0 100.1 36 to 60 days Under: 52% · 54% 36 to 60 days, Fall listings, 2016 to 2025: 99.5% 36 to 60 days, 2026 so far: 99.3% 99.3 99.5 61 days or more Under: 66% · 61% 61 days or more, Fall listings, 2016 to 2025: 98.0% 61 days or more, 2026 so far: 98.4% 98.0 98.4 2026 is hotter at the fast end and just as ordinary at the slow end. Houses sold in 8 to 14 days this year went at 130.2% of asking. Houses that sat 36 to 60 days went at exactly asking, the same as the ten-year fall. About one house sale in six this year took more than three weeks. For condos it is four in ten, and past three weeks about seven in ten condos sold at or under asking. The clock says more than the calendar. For buyers, the age of a listing says more about your room to negotiate than the month does. For sellers, in this record nearly all of the premium was paid in the first two to three weeks, and houses that sat past that sold near asking whether it was April or November. Sitting is usually a symptom, of price or condition, more than a cause, which is why pricing and preparation before the first day matter most. What is different about fall 2026? The shelf starts lower than any fall in ten years. At the end of August, InfoSparks counted 152 houses for sale, against a ten-year August median of 368. The fall wave has arrived: POTM Command's daily count went from 140 houses on August 31 to 222 on September 22 , and condos from 336 to 415. In percentage terms that is a big wave, but it is 82 houses, on an unusually empty shelf. Issue #23 has the full supply picture. Early September was hot. From September 1 to 21, houses closed at a median 128.6% of asking in 11 days, and 91% sold over asking (121 sales). Over the same days of 2025 it was 109.6% in 13 days. Condos went at 104.9% in 12 days, against exactly asking in 29 days a year ago (136 and 133 sales). These closings mostly reflect August contracts, and three weeks is a short read. Mortgage rates went the other way. Freddie Mac's 30-year average was 6.95% on September 17, the highest in a year, up from 5.98% in late February and 6.26% a year ago. On a $1.6 million loan, principal and interest run about $10,591 a month at 6.95%, against $9,572 at 5.98%: about $1,019 more. How much that cools the bidding, I do not know yet. October and November closings will show it, and I will report them here. The calendar sets how many homes are on the shelf. How long a home has sat says more about what it will sell for. What buyers and sellers can expect this fall If you are buying: the next few weeks bring the most choice you will see until spring, so this is the time to tour widely and get your financing settled. Expect well-prepared houses to sell fast and above asking; this year, houses that sold in 8 to 14 days went at a median 130.2%. Your room is in the listings that have sat. Past three weeks, fall houses have sold at a median of asking over the last decade, and this year too. Watch the days-on-market count, and ask why a home is still there. Sometimes it is the price. Sometimes it is a fixable problem other buyers walked away from. If you can keep looking through the holidays, fewer homes means fewer rivals, and the older listings that remain are where the negotiating happens. If you are selling: fall is a real window, not a consolation prize. Over ten years a fall listing gave up 1.5 to 3.4 points of overbid against spring, on median; the year's conditions moved results far more than that. What matters most is the first three weeks. Come on ready, priced to recent same-size sales nearby, so you sell inside that window. If the house cannot be ready by about mid-October, the holiday weeks are workable but thin, and waiting for the new year is a reasonable choice. If you are deciding whether to sell at all: nothing in these numbers says you have to act this fall. If you need more time to get the house ready, or to decide, take it. For houses, this spring's overbid was the highest in the record back to 2016, and no one can promise the next spring repeats it, so waiting for spring is a choice to make for your own reasons, not a sure bet. Decide on your timeline, not the calendar's. These are citywide numbers, and every neighborhood keeps its own calendar. Send me an address and I will run the same cut for your block. By the numbers Measure Houses Condos and townhouses For sale at the end of September, per 100 in August, 2016 to 2025 median (range) 137 (110 to 163) 131 (117 to 157) For sale at the end of December, per 100 in August, median 63 63 December as a share of the fall peak, range over ten years 38% to 54% Closings per year by month, ten-year average: October / June / May 254 / 235 / 227 245 / 248 / 256 Median sale-to-list, listed April to May, 2016 to 2025 111.6% in 13 days 100.5% in 21 days Listed mid-September to mid-October 108.3% in 15 days 100.0% in 28 days Listed mid-October to mid-November 110.1% in 14 days 100.0% in 27 days Listed mid-November to December 108.8% in 13 days 100.0% in 30 days Sold listings per year, mid-September to mid-October debuts / mid-November to December debuts 257 / 134 277 / 136 Fall price per sq ft against the same year's spring, years within 5% 9 of 10 (2022: −14%) 8 of 10 (2020: −7%, 2022: −9%) December closings: all sales / sold within two weeks 105.9% / 115.7% 100.0% / 103.8% October closings: all sales / sold within two weeks 110.3% / 115.6% 100.5% / 106.7% Share of December closings that sat more than three weeks (October) 47% (31%) 70% (48%) Fall listings that sat past three weeks: median sale-to-list, share under asking 100.0%, 44% 99.3%, 53% 2026 sales that sat past three weeks: share of all sales, median, share under asking 17%, 100.3%, 37% 40%, 99.2%, 53% 2026 sales in 8 to 14 days, median sale-to-list 130.2% 112.0% September 1 to 21, 2026: sale-to-list, days, share over asking (sales) 128.6%, 11, 91% (121) 104.9%, 12, 67% (136) September 1 to 21, 2025, same measures 109.6%, 13, 74% (103) 100.0%, 29, 30% (133) For sale on the daily MLS count, August 31 / September 22, 2026 140 / 222 336 / 415 30-year mortgage rate, Freddie Mac: September 17, 2026 / February 26, 2026 / a year earlier 6.95% / 5.98% / 6.26% Monthly principal and interest on a $1.6 million, 30-year loan at 6.95% / 5.98% $10,591 / $9,572 Frequently asked questions Is fall a good time to sell a house in San Francisco? It is a real selling season. From 2016 to 2025, houses for sale peaked in September or October every year, and October had more house closings than any other month on average. Houses listed from mid-September to mid-October sold at a median 108.3% of asking in 15 days, against 111.6% in 13 days for April and May listings: a fall cost of a few points, smaller than the swings from one year to the next. What matters most is selling in the first three weeks, when nearly all of the premium is paid. Do home prices drop in the fall in San Francisco? Not as a rule. Price per square foot for houses closing in October and November stayed within 5% of the same year's spring in nine of the ten years from 2016 to 2025. The exception was 2022, down 14%, when mortgage rates doubled. Fall prices follow the year's conditions more than the calendar. Is December a bad time to buy or sell a home in San Francisco? December has the fewest listings of the fall, with the shelf at 38% to 54% of its fall peak. Its lower median sale-to-list (105.9% for houses from 2016 to 2025, against 110.3% in October) is mostly older listings finally selling: 47% of December house closings had sat more than three weeks. Houses that sold within two weeks and closed in December got 115.7% of asking, the same as October's 115.6%. For buyers, December's room to negotiate is mostly in homes that have been sitting. When does a San Francisco listing start selling under asking? Around three weeks. For houses listed in the fall from 2016 to 2025, those sold in 8 to 14 days went at a median 118.0% of asking; 22 to 35 days, 102.8%; 36 to 60 days, exactly asking, with 43% selling under; 61 days or more, 97.7%. Condos cross asking sooner: past three weeks, the median condo sold at or just under asking. In 2026 the pattern holds: houses past three weeks sold at a median 100.3% of asking. What is the best time in the fall to buy a home in San Francisco? For choice, late September through October, when the shelf has usually been at its fullest. For negotiating room, any time you find a well-located home that has sat past three weeks, which happens more often in November and December. Homes that sell in their first two weeks have sold above asking in every month of the record, December included. What will the San Francisco housing market do in fall 2026? No one can say for sure, and this is not a forecast. It starts from the thinnest shelf in ten years: 152 houses for sale at the end of August, 222 on the POTM Command daily count by September 22. Houses that closed September 1 to 21 sold at a median 128.6% of asking. The 30-year mortgage rate was 6.95% on September 17, the highest in a year, which adds about $1,019 a month to a $1.6 million loan against February's 5.98%. In each of the last ten years the shelf peaked in September or October and by December was 38% to 54% of that peak; whether 2026 follows is not known yet. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #24 (this issue) Sep 22, 2026 Into the fall, the corridor holds at asking. Over the 30 days to September 21, 52 condos sold in South of Market, South Beach, Mission Bay and Yerba Buena, the same count as a year earlier, at a median exactly at asking (97.9% a year ago) in 28 days. The share selling under asking fell from 64% to 46%. Steady, and still the city's best room to negotiate. #23 Sep 15, 2026 Buyers came back and the corridor is still at asking. From June 1 to September 11, 217 condos sold in South of Market, South Beach, Mission Bay and Yerba Buena, against 151 over the same days of 2025, at a median exactly at asking (97.6% a year ago) in 25 days (49 a year ago). The share selling under asking fell from 71% to 39%. Still the negotiator's end of the city, with less room than a year ago. Show the 20 earlier readings Issue Date Reading Call #22 Sep 2, 2026 The steepest second bedroom in the city. Corridor one-bedrooms sold at a median $702,500 and two-bedrooms at $1,350,000 over the last 12 months, a $647,500 step on 338 and 329 sales, with both rungs still at or just under asking (99.7% and 99.6%) in 34 and 23 median days. The corridor still negotiates, and the one-bedroom negotiates longest. #21 Aug 30, 2026 Still the calm end of the map. South Beach at asking on 167 sales with 29.9% over; SoMa, Mission Bay and Van Ness / Civic Center at asking; Yerba Buena 1.7% below. Meanwhile 56.6% of condos citywide now clear asking, up from 36.4% a year ago. The negotiator's end of the market, with the floor rising underneath it. #20 Aug 25, 2026 Two markets, one label. Corridor towers still at or below asking over the past six months (South Beach at asking on 168 sales, Yerba Buena -2.2%) while low-dues flats citywide cleared 10%+ over in 59.9% of sales. Check the dues before you plan the offer. #19 Aug 18, 2026 Where cash buys the most and shouts the least. Corridor condos ran 41.7% cash in the past 12 months, the heaviest concentration this series tracks, yet cash and financed closed at the same price, 99.2% versus 99.3% of asking. Cash's whole edge here is the clock: 20 median days on market against 39 financed. Financed buyers give up nothing on price here; they pay in patience. #17 Aug 9, 2026 Zero, which is the cleanest reading this scoreboard has produced. Across 368 corridor condo closings so far in 2026, not one sold $1,000,000 over asking, and the typical one closed slightly under asking: South Beach 0.7% below on 183 sales, South of Market 1.0% below on 79, Yerba Buena 2.4% below on 53, Mission Bay exactly at asking on 53. In an issue about where the overbidding is, the corridor is where it is not. Buyer opening holds, and this issue measures exactly how wide it is. #16 Aug 6, 2026 Flat in every window, which this issue argues is the whole point. South Beach condos read 100.0% of asking at 30, 90 and 180 days and 99.0% over the trailing year. South of Market reads 99.4, 99.8, 99.6 and 99.0. Four windows, one answer. Every house lane in this issue moved when the window moved; the corridor did not, and a segment that reads the same no matter how you slice it is a segment that is not turning. Buyer opening holds, and now it is measured four ways instead of one. #15 Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways Fall is a second season, not the leftovers of spring. Houses for sale peaked in September or October in every year from 2016 to 2025, a median 37% above August, and October has more house closings than any other month on the ten-year average (about 254 a year). Three phases: the second season (September to mid-October), with the most homes and the most buyers; the thin-out (mid-October to Thanksgiving), when the shelf drops back toward August; the holidays, when the shelf falls to 38% to 54% of its fall peak. Fall costs sellers a little, and the year costs more. Houses listed in the fall sold at a median 108% to 110% of asking, 1.5 to 3.4 points below April and May listings. Fall price per square foot stayed within about 5% of the same year's spring in nine of ten years; the exception was 2022, when rates doubled. December's weaker numbers are mostly older listings clearing. Houses that sold within two weeks and closed in December got 115.7% of asking, against 115.6% in October, while 47% of December house closings had sat more than three weeks. The clock says more than the calendar. Fall houses sold in 8 to 14 days went at 118.0% of asking; past three weeks the median was asking, with 44% selling under. In 2026 the fast end is hotter (130.2%) and the slow end the same (100.3% past three weeks). Fall 2026 starts on the thinnest shelf in ten years (152 houses in August, 222 on the daily count by September 22), with early-September houses at 128.6% of asking and the 30-year rate at 6.95%, the highest in a year. How much the rate cools bidding will show in October and November closings. Days on market, sale-to-list and median price for every San Francisco neighborhood are live in the market explorer , refreshed weekly. Check how long homes in your neighborhood are sitting before you set a price or an offer. Sources and further reading Freddie Mac Primary Mortgage Market Survey, weekly 30-year fixed average Issue #23: Empty Shelves, how thin this year's shelf is Issue #16: A Window Is a Memory, why recent closings describe last month's contracts Topic: San Francisco overbidding, the whole question in one place Selling in San Francisco, starting with whether you should Buying in San Francisco, the whole process How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Sources, each with its own date. (1) SFAR InfoSparks, San Francisco County, monthly series in the POTM Command workbook, data as of September 1, 2026: single-family and condo and townhouse listings for sale at month end, August to December, 2016 to 2025, indexed to each year's August. (2) POTM Command governed MLS closings pulled from BigQuery on September 22, 2026, 63,017 governed closed sales since 2016 through September 21, parcel-deduplicated, with the quarantine, price-parse and sale-to-list plausibility rules applied; medians only, never averages. The MLS record does not keep a usable listing date for past sales, so a listing's debut is estimated as the closing date minus days on market minus 20 days, the median time from contract to closing measured on 2026 sales (19 days for houses, 20 for condos); a sale's estimated debut can be off by a week or two either way. "Fall listings" are homes whose estimated debut fell between August 16 and November 15. Every figure describes homes that sold: listings that were withdrawn or expired are not in the record before June 2026, so the data cannot say how often a fall or holiday listing failed to sell. (3) POTM Command's daily MLS drops, counting distinct listings with an active status each day; at the end of August it ran about 8% under InfoSparks for houses (140 against 152) and about 1% for condos (336 against 340), so it is shown only against itself. (4) Freddie Mac Primary Mortgage Market Survey, 30-year fixed average, weekly through September 17, 2026; the payment figures are standard amortization on the stated loan and exclude taxes and insurance. Single-family and condo and townhouse figures are kept separate; TICs and 2-4 unit buildings are left out of this issue. General information, not a forecast, a valuation of any specific home, or legal, lending or tax advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #24: La segunda temporada | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-24-la-segunda-temporada/

Pulso de Paulo ↗ POTM Blog Edición #24, 22 de septiembre de 2026 La segunda temporada El otoño en San Francisco no es lo que sobra de la primavera. Es una segunda temporada con su propio calendario: la prisa de septiembre y octubre, la merma de noviembre y un mercado de fiestas que parece más débil de lo que es. Esto es lo que diez otoños dicen que pueden esperar compradores y vendedores, y lo que es distinto este año. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 22 de septiembre de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #24 · En números 137 Casas en venta en un septiembre típico por cada 100 en agosto, mediana de 2016 a 2025. Al cierre de diciembre: 63 115.7% Lo que obtuvieron las casas vendidas en dos semanas que cerraron en diciembre, 2016 a 2025. En octubre: 115.6% 100% La casa de otoño mediana que pasó de tres semanas, 2016 a 2025: el precio pedido, con 44% vendiéndose por debajo Mucha gente piensa en San Francisco como un mercado de primavera con un otoño tranquilo. Diez años de datos dicen otra cosa. El otoño es una segunda temporada con su propio calendario, y corre en tres fases. Cada una favorece una jugada distinta, para compradores y para vendedores. Esta es la compañera práctica de la Edición #23 , que midió qué tan delgado está el estante este año. Aquí la pregunta es cómo suelen verse los próximos tres meses, qué significa eso para sus planes y dónde rompe 2026 el patrón. ¿Cuándo es el mercado de otoño en San Francisco? Desde inicios de septiembre hasta cerca de mediados de octubre. En cada uno de los últimos diez años, el número de casas en venta tocó su pico en septiembre u octubre. En un año típico el estante cerró septiembre 37% por encima de agosto (el rango: 10% a 63%), mantuvo casi todo eso en octubre, volvió más o menos al nivel de agosto al cierre de noviembre y al cierre de diciembre había bajado a entre 38% y 54% de su pico de otoño. Los condominios siguen la misma forma. El otoño de San Francisco en tres fases: casas en venta, agosto = 100 Casas unifamiliares en venta al cierre de cada mes, de agosto a diciembre, 2016 a 2025, indexadas para que el agosto de cada año sea 100 (SFAR InfoSparks, condado de San Francisco, serie mensual del libro de POTM Command, datos al 1 de septiembre de 2026). La línea es la mediana de los diez años; la franja va del año más bajo al más alto. El estante tocó su pico en septiembre u octubre en los diez. El anillo abierto es 2026 hasta hoy en otra base, el conteo diario del MLS de POTM Command: 140 casas el 31 de agosto, 222 el 22 de septiembre. Las fechas de las fases son aproximadas. Casas, mediana de diez años Del año más bajo al más alto Condominios y townhouses, mediana Casas 2026, conteo diario LA SEGUNDA TEMPORADA LA MERMA LAS FIESTAS 50 100 150 ago sep oct nov dic Casas, 2016 a 2025, del año más bajo al más alto Casas, mediana 2016 a 2025, ago: 100 (agosto = 100; rango 100 a 100) Casas, mediana 2016 a 2025, sep: 137 (agosto = 100; rango 110 a 163) Casas, mediana 2016 a 2025, oct: 132 (agosto = 100; rango 114 a 146) Casas, mediana 2016 a 2025, nov: 102 (agosto = 100; rango 79 a 122) Casas, mediana 2016 a 2025, dic: 63 (agosto = 100; rango 48 a 74) Condominios, mediana 2016 a 2025, ago: 100 Condominios, mediana 2016 a 2025, sep: 131 Condominios, mediana 2016 a 2025, oct: 127 Condominios, mediana 2016 a 2025, nov: 105 Condominios, mediana 2016 a 2025, dic: 63 2026: 140 casas el 31 de agosto, 222 el 22 de septiembre (conteo diario), +59% 2026 hasta hoy: +59% conteo diario, al 22 sep 137 132 102 63 en ambos: cerca de la mitad del pico de otoño agosto 2A TEMPORADA MERMA FIESTAS 50 100 150 ago sep oct nov dic Casas, 2016 a 2025, del año más bajo al más alto Casas, mediana 2016 a 2025, ago: 100 (agosto = 100; rango 100 a 100) Casas, mediana 2016 a 2025, sep: 137 (agosto = 100; rango 110 a 163) Casas, mediana 2016 a 2025, oct: 132 (agosto = 100; rango 114 a 146) Casas, mediana 2016 a 2025, nov: 102 (agosto = 100; rango 79 a 122) Casas, mediana 2016 a 2025, dic: 63 (agosto = 100; rango 48 a 74) Condominios, mediana 2016 a 2025, ago: 100 Condominios, mediana 2016 a 2025, sep: 131 Condominios, mediana 2016 a 2025, oct: 127 Condominios, mediana 2016 a 2025, nov: 105 Condominios, mediana 2016 a 2025, dic: 63 2026: 140 casas el 31 de agosto, 222 el 22 de septiembre (conteo diario), +59% 2026: +59% 137 102 63 Cada año en cifras Año ago sep oct nov dic Dic. como parte del pico de otoño 2016 408 560 549 427 258 46% 2017 320 421 391 315 200 48% 2018 426 581 560 518 315 54% 2019 383 539 539 447 259 48% 2020 634 708 762 622 402 53% 2021 433 478 493 368 209 42% 2022 353 486 475 376 220 45% 2023 351 491 466 350 191 39% 2024 257 419 376 280 164 39% 2025 234 302 276 185 115 38% 2026 152 La compra sigue al estante. En el promedio de diez años, octubre tiene más cierres de casas que cualquier otro mes del año, cerca de 254, por delante de los 235 de junio y los 227 de mayo. Esos cierres de octubre son sobre todo contratos de septiembre. En casas, el tramo con más operaciones del año no es la primavera. Es de fines de septiembre a octubre. Las tres fases, y lo que favorece cada una 1. La segunda temporada (septiembre a mediados de octubre). La mayor cantidad de viviendas para elegir en todo el otoño, y la mayor cantidad de ventas. Para los compradores, es la selección más amplia hasta la primavera. Para los vendedores, es a la vez la mayor competencia y la mayor demanda. Las casas que salieron al mercado de mediados de septiembre a mediados de octubre, 2016 a 2025, se vendieron a una mediana de 108.3% de lo pedido en 15 días, contra 111.6% en 13 días para las casas listadas en abril y mayo. Ese es el costo del otoño para el vendedor: real, y pequeño. 2. La merma (mediados de octubre a Thanksgiving). Llegan menos listados nuevos y el estante se encoge hacia el nivel de agosto. Las casas listadas de mediados de octubre a mediados de noviembre se vendieron a una mediana de 110.1% de lo pedido en 14 días, lo mejor del otoño; mi lectura es que enfrentaron menos competencia. También es cuando los listados viejos empiezan a acumularse: 40% de los cierres de casas de noviembre habían pasado más de tres semanas en el mercado. 3. Las fiestas (Thanksgiving a Año Nuevo). La menor cantidad de listados y de ventas. De 2016 a 2025, cerca de 134 casas al año que al final se vendieron salieron al mercado entre mediados de noviembre y fin de diciembre, cerca de la mitad de las 257 de mediados de septiembre a mediados de octubre. Las que se vendieron lo hicieron más o menos igual que otros listados de otoño: 108.8% de lo pedido en 13 días. Una advertencia: ese conteo solo ve las viviendas que se vendieron. Un listado de fiestas que se retiró y se volvió a listar en enero no está ahí. ¿Bajan los precios en el otoño de San Francisco? No como regla. El precio por pie cuadrado de las casas que cerraron en octubre y noviembre quedó dentro de cerca de 5% de la primavera del mismo año en nueve de los últimos diez años. La excepción fue 2022, 14% abajo, cuando las tasas hipotecarias se duplicaron. Los precios de otoño siguen lo que hace el año. En 2025, las casas listadas en otoño se vendieron más por encima de lo pedido que las de primavera; en 2022, mucho menos. En la década, la brecha entre la primavera y el otoño de un año casi siempre fue menor que la brecha entre un año y el siguiente. Diciembre es donde el calendario parece morder. Las casas que cerraron en diciembre se vendieron a una mediana de 105.9% de lo pedido, contra 110.3% en octubre. Pero vea qué casas están cerrando. En diciembre, 47% de las ventas de casas habían pasado más de tres semanas en el mercado, contra 31% en octubre. Las casas que se vendieron rápido lo hicieron igual de bien: las vendidas en dos semanas que cerraron en diciembre obtuvieron 115.7% de lo pedido, y en octubre 115.6%. La mediana más débil de diciembre es sobre todo la salida de los listados viejos del otoño. Diciembre no es un descuento en las buenas casas. Es la salida de los listados viejos del otoño Mediana de venta sobre lista por mes de cierre, 2016 a 2025. Gris: cada venta cerrada ese mes. Lleno: solo las viviendas vendidas dentro de las dos semanas de listarse. A la derecha, la proporción de los cierres del mes que había pasado más de tres semanas en el mercado. Los cierres van cerca de tres semanas detrás de los contratos, así que un cierre de diciembre es sobre todo un contrato de mediados de noviembre, y uno de enero, de diciembre. Cierres gobernados de POTM Command. Todas las ventas del mes Vendidas en dos semanas Columna derecha: proporción de los cierres del mes que pasó más de tres semanas en el mercado. Casas 100% · lo pedido 105% 110% 115% 120% Cerró en septiembre 3+ semanas: 36% Cerró en septiembre, Todas las ventas del mes: 110.1% Cerró en septiembre, Vendidas en dos semanas: 116.4% 110.1 116.4 Octubre 3+ semanas: 31% Octubre, Todas las ventas del mes: 110.3% Octubre, Vendidas en dos semanas: 115.6% 110.3 115.6 Noviembre 3+ semanas: 40% Noviembre, Todas las ventas del mes: 108.0% Noviembre, Vendidas en dos semanas: 115.6% 108.0 115.6 Diciembre 3+ semanas: 47% Diciembre, Todas las ventas del mes: 105.9% Diciembre, Vendidas en dos semanas: 115.7% 105.9 115.7 Enero 3+ semanas: 51% Enero, Todas las ventas del mes: 104.0% Enero, Vendidas en dos semanas: 112.1% 104.0 112.1 100% · lo pedido 105% 110% 115% 120% Cerró en septiembre 3+ semanas: 36% Cerró en septiembre, Todas las ventas del mes: 110.1% Cerró en septiembre, Vendidas en dos semanas: 116.4% 110.1 116.4 Octubre 3+ semanas: 31% Octubre, Todas las ventas del mes: 110.3% Octubre, Vendidas en dos semanas: 115.6% 110.3 115.6 Noviembre 3+ semanas: 40% Noviembre, Todas las ventas del mes: 108.0% Noviembre, Vendidas en dos semanas: 115.6% 108.0 115.6 Diciembre 3+ semanas: 47% Diciembre, Todas las ventas del mes: 105.9% Diciembre, Vendidas en dos semanas: 115.7% 105.9 115.7 Enero 3+ semanas: 51% Enero, Todas las ventas del mes: 104.0% Enero, Vendidas en dos semanas: 112.1% 104.0 112.1 Condominios y townhouses 100% · lo pedido 105% 110% 115% 120% Cerró en septiembre 3+ semanas: 53% Cerró en septiembre, Todas las ventas del mes: 100.0% Cerró en septiembre, Vendidas en dos semanas: 104.2% 100.0 104.2 Octubre 3+ semanas: 48% Octubre, Todas las ventas del mes: 100.5% Octubre, Vendidas en dos semanas: 106.7% 100.5 106.7 Noviembre 3+ semanas: 62% Noviembre, Todas las ventas del mes: 100.0% Noviembre, Vendidas en dos semanas: 105.5% 100.0 105.5 Diciembre 3+ semanas: 70% Diciembre, Todas las ventas del mes: 100.0% Diciembre, Vendidas en dos semanas: 103.8% 100.0 103.8 Enero 3+ semanas: 71% Enero, Todas las ventas del mes: 99.5% Enero, Vendidas en dos semanas: 100.1% 99.5 100.1 100% · lo pedido 105% 110% 115% 120% Cerró en septiembre 3+ semanas: 53% Cerró en septiembre, Todas las ventas del mes: 100.0% Cerró en septiembre, Vendidas en dos semanas: 104.2% 100.0 104.2 Octubre 3+ semanas: 48% Octubre, Todas las ventas del mes: 100.5% Octubre, Vendidas en dos semanas: 106.7% 100.5 106.7 Noviembre 3+ semanas: 62% Noviembre, Todas las ventas del mes: 100.0% Noviembre, Vendidas en dos semanas: 105.5% 100.0 105.5 Diciembre 3+ semanas: 70% Diciembre, Todas las ventas del mes: 100.0% Diciembre, Vendidas en dos semanas: 103.8% 100.0 103.8 Enero 3+ semanas: 71% Enero, Todas las ventas del mes: 99.5% Enero, Vendidas en dos semanas: 100.1% 99.5 100.1 Así que el descuento de diciembre es sobre todo un descuento en viviendas que llevan tiempo en el mercado. Eso lleva al dato más útil de esta edición. ¿Cuándo pierde su prima un listado en San Francisco? Alrededor de las tres semanas, en cualquier temporada. En las casas listadas en otoño de 2016 a 2025, las que se vendieron en 8 a 14 días obtuvieron una mediana de 118.0% de lo pedido. Las que tardaron de 22 a 35 días, 102.8%. De 36 a 60 días la mediana fue el precio pedido , y 43% se vendió por debajo. Pasados dos meses, 97.7%, con casi dos de cada tres bajo lo pedido. (El grupo de 8 a 14 días se vende más alto porque contiene el patrón habitual: una semana más o menos de visitas y luego una fecha de ofertas.) El reloj del listado: en cuánto se vende una vivienda en San Francisco, según cuánto tiempo estuvo en el mercado Mediana de venta sobre lista según días en el mercado. Puntos llenos: viviendas listadas de mediados de agosto a mediados de noviembre, 2016 a 2025 (6,999 casas y 7,300 condominios y townhouses que se vendieron). Anillos abiertos: cada venta cerrada del 1 de enero al 21 de septiembre de 2026 (1,623 casas, 1,797 condominios). Los anillos mezclan todas las temporadas; contra los mismos cierres de enero a septiembre de 2016 a 2025, las casas vendidas en 8 a 14 días se fueron al 120.1%, así que 2026 corre cerca de 10 puntos más caliente ahí. A la derecha, la proporción vendida por debajo de lo pedido, otoño y luego 2026. La fecha de listado se estima con la fecha de cierre, los días en el mercado y un escrow típico de 20 días. Cierres gobernados de POTM Command. Listados de otoño, 2016 a 2025 2026 hasta hoy Columna derecha: proporción vendida bajo lo pedido, otoño 2016 a 2025 y luego 2026. Casas 100% · lo pedido 110% 120% 130% 140% Vendida en 0 a 7 días Bajo: 7% · 5% Vendida en 0 a 7 días, Listados de otoño, 2016 a 2025: 111.6% Vendida en 0 a 7 días, 2026 hasta hoy: 122.4% 111.6 122.4 8 a 14 días Bajo: 4% · 2% 8 a 14 días, Listados de otoño, 2016 a 2025: 118.0% 8 a 14 días, 2026 hasta hoy: 130.2% 118.0 130.2 15 a 21 días Bajo: 12% · 10% 15 a 21 días, Listados de otoño, 2016 a 2025: 111.2% 15 a 21 días, 2026 hasta hoy: 116.9% 111.2 116.9 22 a 35 días Bajo: 28% · 21% 22 a 35 días, Listados de otoño, 2016 a 2025: 102.8% 22 a 35 días, 2026 hasta hoy: 105.2% 102.8 105.2 36 a 60 días Bajo: 43% · 41% 36 a 60 días, Listados de otoño, 2016 a 2025: 100.0% 36 a 60 días, 2026 hasta hoy: 100.0% 100.0 100.0 61 días o más Bajo: 65% · 56% 61 días o más, Listados de otoño, 2016 a 2025: 97.7% 61 días o más, 2026 hasta hoy: 98.1% 97.7 98.1 100% · lo pedido 110% 120% 130% 140% Vendida en 0 a 7 días Bajo: 7% · 5% Vendida en 0 a 7 días, Listados de otoño, 2016 a 2025: 111.6% Vendida en 0 a 7 días, 2026 hasta hoy: 122.4% 111.6 122.4 8 a 14 días Bajo: 4% · 2% 8 a 14 días, Listados de otoño, 2016 a 2025: 118.0% 8 a 14 días, 2026 hasta hoy: 130.2% 118.0 130.2 15 a 21 días Bajo: 12% · 10% 15 a 21 días, Listados de otoño, 2016 a 2025: 111.2% 15 a 21 días, 2026 hasta hoy: 116.9% 111.2 116.9 22 a 35 días Bajo: 28% · 21% 22 a 35 días, Listados de otoño, 2016 a 2025: 102.8% 22 a 35 días, 2026 hasta hoy: 105.2% 102.8 105.2 36 a 60 días Bajo: 43% · 41% 36 a 60 días, Listados de otoño, 2016 a 2025: 100.0% 36 a 60 días, 2026 hasta hoy: 100.0% 100.0 100.0 61 días o más Bajo: 65% · 56% 61 días o más, Listados de otoño, 2016 a 2025: 97.7% 61 días o más, 2026 hasta hoy: 98.1% 97.7 98.1 Condominios y townhouses 100% · lo pedido 110% 120% 130% 140% Vendida en 0 a 7 días Bajo: 12% · 13% Vendida en 0 a 7 días, Listados de otoño, 2016 a 2025: 102.4% Vendida en 0 a 7 días, 2026 hasta hoy: 104.7% 102.4 104.7 8 a 14 días Bajo: 10% · 9% 8 a 14 días, Listados de otoño, 2016 a 2025: 108.2% 8 a 14 días, 2026 hasta hoy: 112.0% 108.2 112.0 15 a 21 días Bajo: 24% · 22% 15 a 21 días, Listados de otoño, 2016 a 2025: 102.2% 15 a 21 días, 2026 hasta hoy: 102.4% 102.2 102.4 22 a 35 días Bajo: 34% · 42% 22 a 35 días, Listados de otoño, 2016 a 2025: 100.1% 22 a 35 días, 2026 hasta hoy: 100.0% 100.0 100.1 36 a 60 días Bajo: 52% · 54% 36 a 60 días, Listados de otoño, 2016 a 2025: 99.5% 36 a 60 días, 2026 hasta hoy: 99.3% 99.3 99.5 61 días o más Bajo: 66% · 61% 61 días o más, Listados de otoño, 2016 a 2025: 98.0% 61 días o más, 2026 hasta hoy: 98.4% 98.0 98.4 100% · lo pedido 110% 120% 130% 140% Vendida en 0 a 7 días Bajo: 12% · 13% Vendida en 0 a 7 días, Listados de otoño, 2016 a 2025: 102.4% Vendida en 0 a 7 días, 2026 hasta hoy: 104.7% 102.4 104.7 8 a 14 días Bajo: 10% · 9% 8 a 14 días, Listados de otoño, 2016 a 2025: 108.2% 8 a 14 días, 2026 hasta hoy: 112.0% 108.2 112.0 15 a 21 días Bajo: 24% · 22% 15 a 21 días, Listados de otoño, 2016 a 2025: 102.2% 15 a 21 días, 2026 hasta hoy: 102.4% 102.2 102.4 22 a 35 días Bajo: 34% · 42% 22 a 35 días, Listados de otoño, 2016 a 2025: 100.1% 22 a 35 días, 2026 hasta hoy: 100.0% 100.0 100.1 36 a 60 días Bajo: 52% · 54% 36 a 60 días, Listados de otoño, 2016 a 2025: 99.5% 36 a 60 días, 2026 hasta hoy: 99.3% 99.3 99.5 61 días o más Bajo: 66% · 61% 61 días o más, Listados de otoño, 2016 a 2025: 98.0% 61 días o más, 2026 hasta hoy: 98.4% 98.0 98.4 2026 está más caliente en el extremo rápido e igual de normal en el lento. Las casas vendidas en 8 a 14 días este año se fueron al 130.2% de lo pedido. Las que pasaron de 36 a 60 días se fueron exactamente a lo pedido, igual que en el otoño de diez años. Cerca de una venta de casa de cada seis este año tardó más de tres semanas. En condominios son cuatro de cada diez, y pasadas tres semanas cerca de siete de cada diez condominios se vendieron en lo pedido o por debajo. El reloj dice más que el calendario. Para los compradores, la edad de un listado dice más sobre su margen de negociación que el mes. Para los vendedores, en este registro casi toda la prima se pagó en las primeras dos a tres semanas, y las casas que pasaron de ahí se vendieron cerca de lo pedido, fuera abril o noviembre. Pasar tiempo en el mercado suele ser un síntoma, de precio o de condición, más que una causa, por eso lo que más importa es el precio y la preparación antes del primer día. ¿Qué es distinto en el otoño de 2026? El estante empieza más bajo que en cualquier otoño en diez años. Al cierre de agosto, InfoSparks contó 152 casas en venta, contra una mediana de agosto de 368 en diez años. La ola de otoño ya llegó: el conteo diario de POTM Command pasó de 140 casas el 31 de agosto a 222 el 22 de septiembre , y los condominios de 336 a 415. En porcentaje es una ola grande, pero son 82 casas, sobre un estante inusualmente vacío. La Edición #23 tiene el panorama completo del inventario. Inicios de septiembre estuvo caliente. Del 1 al 21 de septiembre, las casas cerraron a una mediana de 128.6% de lo pedido en 11 días, y 91% se vendió sobre lo pedido (121 ventas). En los mismos días de 2025 fue 109.6% en 13 días. Los condominios se fueron al 104.9% en 12 días, contra exactamente lo pedido en 29 días hace un año (136 y 133 ventas). Estos cierres reflejan sobre todo contratos de agosto, y tres semanas es una lectura corta. Las tasas hipotecarias fueron en sentido contrario. El promedio a 30 años de Freddie Mac fue 6.95% el 17 de septiembre, el más alto en un año, desde 5.98% a fines de febrero y 6.26% hace un año. En un préstamo de $1.6 millones, el capital y el interés suman cerca de $10,591 al mes al 6.95%, contra $9,572 al 5.98%: cerca de $1,019 más. Cuánto enfría eso la puja, todavía no lo sé. Los cierres de octubre y noviembre lo mostrarán, y los reportaré aquí. El calendario fija cuántas viviendas hay en el estante. Cuánto tiempo lleva una en el mercado dice más sobre en cuánto se venderá. Qué pueden esperar compradores y vendedores este otoño Si usted compra: las próximas semanas traen la mayor cantidad de opciones que verá hasta la primavera, así que es el momento de recorrer ampliamente y dejar lista su financiación. Espere que las casas bien preparadas se vendan rápido y sobre lo pedido; este año, las casas vendidas en 8 a 14 días se fueron a una mediana de 130.2%. Su margen está en los listados que llevan tiempo en el mercado. Pasadas tres semanas, las casas de otoño se han vendido a una mediana de lo pedido en la última década, y este año también. Vigile los días en el mercado y pregunte por qué una vivienda sigue ahí. A veces es el precio. A veces es un problema que se puede arreglar y del que otros compradores se alejaron. Si puede seguir buscando durante las fiestas, menos viviendas significa menos competencia, y los listados viejos que quedan son donde se negocia. Si usted vende: el otoño es una ventana real, no un premio de consolación. En diez años, un listado de otoño cedió de 1.5 a 3.4 puntos de sobreprecio frente a la primavera, en mediana; las condiciones del año movieron los resultados mucho más que eso. Lo que más importa son las primeras tres semanas. Salga al mercado con la casa lista y un precio basado en ventas recientes cercanas del mismo tamaño, para vender dentro de esa ventana. Si la casa no puede estar lista para mediados de octubre, las semanas de fiestas funcionan pero son delgadas, y esperar al año nuevo es una opción razonable. Si está decidiendo si vender o no: nada en estas cifras dice que tenga que actuar este otoño. Si necesita más tiempo para preparar la casa, o para decidir, tómelo. En casas, el sobreprecio de esta primavera fue el más alto del registro desde 2016, y nadie puede prometer que la próxima lo repita, así que esperar a la primavera es una decisión para tomar por sus propias razones, no una apuesta segura. Decida según sus tiempos, no los del calendario. Estas son cifras de toda la ciudad, y cada vecindario lleva su propio calendario. Envíeme una dirección y le preparo el mismo análisis para su cuadra. En números Medida Casas Condominios y townhouses En venta al cierre de septiembre, por cada 100 en agosto, mediana de 2016 a 2025 (rango) 137 (110 a 163) 131 (117 a 157) En venta al cierre de diciembre, por cada 100 en agosto, mediana 63 63 Diciembre como parte del pico de otoño, rango en diez años 38% a 54% Cierres por año según el mes, promedio de diez años: octubre / junio / mayo 254 / 235 / 227 245 / 248 / 256 Mediana de venta sobre lista, listadas de abril a mayo, 2016 a 2025 111.6% en 13 días 100.5% en 21 días Listadas de mediados de septiembre a mediados de octubre 108.3% en 15 días 100.0% en 28 días Listadas de mediados de octubre a mediados de noviembre 110.1% en 14 días 100.0% en 27 días Listadas de mediados de noviembre a diciembre 108.8% en 13 días 100.0% en 30 días Listados vendidos por año, debut de mediados de septiembre a mediados de octubre / de mediados de noviembre a diciembre 257 / 134 277 / 136 Precio por pie² de otoño contra la primavera del mismo año, años dentro de 5% 9 de 10 (2022: −14%) 8 de 10 (2020: −7%, 2022: −9%) Cierres de diciembre: todas las ventas / vendidas en dos semanas 105.9% / 115.7% 100.0% / 103.8% Cierres de octubre: todas las ventas / vendidas en dos semanas 110.3% / 115.6% 100.5% / 106.7% Proporción de los cierres de diciembre con más de tres semanas en el mercado (octubre) 47% (31%) 70% (48%) Listados de otoño que pasaron de tres semanas: mediana de venta sobre lista, proporción bajo lo pedido 100.0%, 44% 99.3%, 53% Ventas de 2026 que pasaron de tres semanas: parte de todas las ventas, mediana, proporción bajo lo pedido 17%, 100.3%, 37% 40%, 99.2%, 53% Ventas de 2026 en 8 a 14 días, mediana de venta sobre lista 130.2% 112.0% 1 al 21 de septiembre de 2026: venta sobre lista, días, proporción sobre lo pedido (ventas) 128.6%, 11, 91% (121) 104.9%, 12, 67% (136) 1 al 21 de septiembre de 2025, mismas medidas 109.6%, 13, 74% (103) 100.0%, 29, 30% (133) En venta en el conteo diario del MLS, 31 de agosto / 22 de septiembre de 2026 140 / 222 336 / 415 Tasa hipotecaria a 30 años, Freddie Mac: 17 de septiembre de 2026 / 26 de febrero de 2026 / un año antes 6.95% / 5.98% / 6.26% Pago mensual de capital e interés de un préstamo de $1.6 millones a 30 años al 6.95% / 5.98% $10,591 / $9,572 Preguntas frecuentes ¿Es el otoño un buen momento para vender una casa en San Francisco? Es una temporada de venta real. De 2016 a 2025, las casas en venta tocaron su pico en septiembre u octubre todos los años, y octubre tuvo en promedio más cierres de casas que cualquier otro mes. Las casas listadas de mediados de septiembre a mediados de octubre se vendieron a una mediana de 108.3% de lo pedido en 15 días, contra 111.6% en 13 días para las listadas en abril y mayo: un costo de otoño de unos pocos puntos, menor que los vaivenes de un año a otro. Lo que más importa es vender en las primeras tres semanas, cuando se paga casi toda la prima. ¿Bajan los precios de las viviendas en otoño en San Francisco? No como regla. El precio por pie cuadrado de las casas que cerraron en octubre y noviembre quedó dentro de 5% de la primavera del mismo año en nueve de los diez años de 2016 a 2025. La excepción fue 2022, 14% abajo, cuando las tasas hipotecarias se duplicaron. Los precios de otoño siguen las condiciones del año más que el calendario. ¿Es diciembre un mal momento para comprar o vender en San Francisco? Diciembre tiene la menor cantidad de listados del otoño, con el estante a entre 38% y 54% de su pico de otoño. Su mediana de venta sobre lista más baja (105.9% en casas de 2016 a 2025, contra 110.3% en octubre) es sobre todo listados viejos que por fin se venden: 47% de los cierres de casas de diciembre habían pasado más de tres semanas en el mercado. Las casas vendidas en dos semanas que cerraron en diciembre obtuvieron 115.7% de lo pedido, igual que el 115.6% de octubre. Para los compradores, el margen de negociación de diciembre está sobre todo en las viviendas que llevan tiempo en el mercado. ¿Cuándo empieza un listado de San Francisco a venderse bajo lo pedido? Alrededor de las tres semanas. En las casas listadas en otoño de 2016 a 2025, las vendidas en 8 a 14 días se fueron a una mediana de 118.0% de lo pedido; de 22 a 35 días, 102.8%; de 36 a 60 días, exactamente lo pedido, con 43% vendiéndose por debajo; 61 días o más, 97.7%. Los condominios cruzan lo pedido antes: pasadas tres semanas, el condominio mediano se vendió en lo pedido o justo por debajo. En 2026 el patrón se mantiene: las casas que pasaron de tres semanas se vendieron a una mediana de 100.3% de lo pedido. ¿Cuál es el mejor momento del otoño para comprar en San Francisco? Para tener opciones, de fines de septiembre a octubre, cuando el estante suele estar más lleno. Para tener margen de negociación, cualquier momento en que encuentre una vivienda bien ubicada que pasó de tres semanas, algo más frecuente en noviembre y diciembre. Las viviendas que se venden en sus primeras dos semanas se han vendido sobre lo pedido en todos los meses del registro, diciembre incluido. ¿Qué hará el mercado de vivienda de San Francisco en el otoño de 2026? Nadie lo puede decir con certeza, y esto no es un pronóstico. Empieza desde el estante más delgado en diez años: 152 casas en venta al cierre de agosto, 222 en el conteo diario de POTM Command al 22 de septiembre. Las casas que cerraron del 1 al 21 de septiembre se vendieron a una mediana de 128.6% de lo pedido. La tasa hipotecaria a 30 años estaba en 6.95% el 17 de septiembre, la más alta en un año, lo que suma cerca de $1,019 al mes a un préstamo de $1.6 millones frente al 5.98% de febrero. En cada uno de los últimos diez años el estante tocó su pico en septiembre u octubre y en diciembre estaba entre 38% y 54% de ese pico; si 2026 lo sigue, aún no se sabe. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #24 (esta edición) 22 sep 2026 Entrando al otoño, el corredor se sostiene en lo pedido. En los 30 días al 21 de septiembre se vendieron 52 condominios en South of Market, South Beach, Mission Bay y Yerba Buena, la misma cantidad que un año antes, a una mediana exactamente en lo pedido (97.9% hace un año) en 28 días. La proporción vendida bajo lo pedido cayó de 64% a 46%. Estable, y sigue siendo el mayor margen de negociación de la ciudad. #23 15 sep 2026 Los compradores regresaron y el corredor sigue en lo pedido. Del 1 de junio al 11 de septiembre se vendieron 217 condominios en South of Market, South Beach, Mission Bay y Yerba Buena, contra 151 en los mismos días de 2025, a una mediana exactamente en lo pedido (97.6% hace un año) en 25 días (49 hace un año). La proporción vendida bajo lo pedido cayó de 71% a 39%. Sigue siendo el extremo negociador de la ciudad, con menos espacio que hace un año. Ver las 20 lecturas anteriores Edición Fecha Lectura Llamado #22 2 sep 2026 La segunda recámara más empinada de la ciudad. Los condominios de una recámara del corredor se vendieron a una mediana de $702,500 y los de dos a $1,350,000 en los últimos 12 meses, un escalón de $647,500 con 338 y 329 ventas, con ambos peldaños todavía en lo pedido o apenas por debajo (99.7% y 99.6%) en 34 y 23 días de mediana. El corredor sigue negociando, y el de una recámara negocia más tiempo. #21 30 ago 2026 Sigue siendo el extremo tranquilo del mapa. South Beach en lo pedido con 167 ventas y 29.9% por encima; SoMa, Mission Bay y Van Ness / Civic Center en lo pedido; Yerba Buena 1.7% por debajo. Mientras tanto, el 56.6% de los condominios de la ciudad ya supera lo pedido, contra 36.4% hace un año. El extremo negociador del mercado, con el piso subiendo por debajo. #20 25 ago 2026 Dos mercados, una etiqueta. Las torres del corredor siguen a lo pedido o por debajo en los últimos seis meses (South Beach en lo pedido con 168 ventas, Yerba Buena -2.2%) mientras los flats de cuota baja superaron 10%+ en el 59.9% de las ventas. Revise la cuota antes de planear la oferta. #19 18 ago 2026 Donde el efectivo compra más y grita menos. Los condominios del corredor corrieron 41.7% en efectivo en los últimos 12 meses, la concentración más pesada que sigue esta serie, y aun así efectivo y financiado cerraron al mismo precio, 99.2% contra 99.3% de lo pedido. Toda la ventaja del efectivo aquí es el reloj: 20 días de mediana en el mercado contra 39 financiado. El comprador financiado no cede nada en precio aquí; paga en paciencia. #17 9 ago 2026 Cero, la lectura más limpia que ha producido este marcador. En 368 cierres de condominios del corredor en lo que va de 2026, ninguno se vendió $1,000,000 sobre lo pedido, y el típico cerró un poco por debajo de lo pedido: South Beach 0.7% abajo en 183 ventas, South of Market 1.0% abajo en 79, Yerba Buena 2.4% abajo en 53, Mission Bay exactamente en lo pedido en 53. En una edición sobre dónde está el sobreprecio, el corredor es donde no está. La apertura de compra se mantiene, y esta edición mide exactamente qué tan amplia es. #16 6 ago 2026 Plano en todas las ventanas, que según esta edición es justamente el punto. Los condominios de South Beach marcan 100.0% de lo pedido a 30, 90 y 180 días y 99.0% en el año previo. South of Market marca 99.4, 99.8, 99.6 y 99.0. Cuatro ventanas, una respuesta. Cada carril de casas de esta edición se movió cuando se movió la ventana; el corredor no, y un segmento que se lee igual sin importar cómo lo corte es un segmento que no está girando. La apertura de compra se mantiene, y ahora está medida de cuatro maneras en vez de una. #15 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave El otoño es una segunda temporada, no lo que sobra de la primavera. Las casas en venta tocaron su pico en septiembre u octubre todos los años de 2016 a 2025, una mediana de 37% por encima de agosto, y octubre tiene más cierres de casas que cualquier otro mes en el promedio de diez años (cerca de 254 al año). Tres fases: la segunda temporada (septiembre a mediados de octubre), con más viviendas y más compradores; la merma (mediados de octubre a Thanksgiving), cuando el estante vuelve hacia el nivel de agosto; las fiestas, cuando el estante cae a entre 38% y 54% de su pico de otoño. El otoño le cuesta un poco al vendedor, y el año le cuesta más. Las casas listadas en otoño se vendieron a una mediana de 108% a 110% de lo pedido, de 1.5 a 3.4 puntos por debajo de las listadas en abril y mayo. El precio por pie cuadrado de otoño quedó dentro de cerca de 5% de la primavera del mismo año en nueve de diez años; la excepción fue 2022, cuando las tasas se duplicaron. Las cifras más débiles de diciembre son sobre todo listados viejos que salen. Las casas vendidas en dos semanas que cerraron en diciembre obtuvieron 115.7% de lo pedido, contra 115.6% en octubre, mientras 47% de los cierres de casas de diciembre habían pasado más de tres semanas en el mercado. El reloj dice más que el calendario. Las casas de otoño vendidas en 8 a 14 días se fueron al 118.0% de lo pedido; pasadas tres semanas la mediana fue lo pedido, con 44% vendiéndose por debajo. En 2026 el extremo rápido está más caliente (130.2%) y el lento igual (100.3% pasadas tres semanas). El otoño de 2026 empieza con el estante más delgado en diez años (152 casas en agosto, 222 en el conteo diario al 22 de septiembre), con casas al 128.6% de lo pedido a inicios de septiembre y la tasa a 30 años en 6.95%, la más alta en un año. Cuánto enfría la tasa la puja se verá en los cierres de octubre y noviembre. Los días en el mercado, la venta sobre lista y el precio mediano de cada vecindario de San Francisco están en vivo en el explorador del mercado , actualizado cada semana. Revise cuánto tiempo pasan en el mercado las viviendas de su vecindario antes de fijar un precio o una oferta. Fuentes y lecturas relacionadas Encuesta Primaria del Mercado Hipotecario de Freddie Mac, promedio semanal fijo a 30 años Edición #23: Estantes vacíos, qué tan delgado está el estante este año Edición #16: Una ventana es una memoria, por qué los cierres recientes describen los contratos del mes pasado Tema: el sobreprecio en San Francisco, toda la pregunta en un lugar Vender en San Francisco, empezando por si conviene Comprar en San Francisco, todo el proceso Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuentes, cada una con su fecha. (1) SFAR InfoSparks, condado de San Francisco, serie mensual en el libro de POTM Command, datos al 1 de septiembre de 2026: listados de casas unifamiliares y de condominios y townhouses en venta al cierre de cada mes, de agosto a diciembre, 2016 a 2025, indexados al agosto de cada año. (2) Cierres gobernados del MLS de POTM Command, extraídos de BigQuery el 22 de septiembre de 2026, 63,017 ventas cerradas gobernadas desde 2016 hasta el 21 de septiembre, sin duplicados por parcela, con las reglas de cuarentena, de error de precio y de plausibilidad de venta sobre lista; solo medianas, nunca promedios. El registro del MLS no guarda una fecha de listado útil para ventas pasadas, así que el debut de un listado se estima como la fecha de cierre menos los días en el mercado menos 20 días, la mediana del tiempo entre contrato y cierre medida en las ventas de 2026 (19 días para casas, 20 para condominios); el debut estimado de una venta puede errar una o dos semanas en cualquier sentido. "Listados de otoño" son viviendas cuyo debut estimado cayó entre el 16 de agosto y el 15 de noviembre. Cada cifra describe viviendas que se vendieron: los listados retirados o vencidos no están en el registro antes de junio de 2026, así que los datos no pueden decir con qué frecuencia un listado de otoño o de fiestas no se vendió. (3) Las descargas diarias del MLS de POTM Command, contando listados distintos con estatus activo cada día; al cierre de agosto corrieron cerca de 8% por debajo de InfoSparks en casas (140 contra 152) y cerca de 1% en condominios (336 contra 340), así que se muestran solo contra sí mismas. (4) Encuesta Primaria del Mercado Hipotecario de Freddie Mac, promedio fijo a 30 años, semanal hasta el 17 de septiembre de 2026; los pagos son amortización estándar del préstamo indicado y no incluyen impuestos ni seguro. Las cifras de casas unifamiliares y de condominios y townhouses se mantienen separadas; las TIC y los edificios de 2 a 4 unidades quedan fuera de esta edición. Información general, no un pronóstico, ni una valuación de una vivienda específica, ni asesoría legal, crediticia o fiscal. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #23: Empty Shelves | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-23-empty-shelves/

Paulo's Pulse ↗ POTM Blog Issue #23, September 15, 2026 Empty Shelves August closed faster than any August in ten years. The best explanation is not a frenzy. It is the shelf: a third fewer homes for sale than a year ago, and ten years of supply and bidding data, stretched to a shelf this empty, predict about the bids we are seeing, or a little more. Then a second question. Are prices really up 21%? By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published September 15, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #23 · The numbers 152 Houses for sale in San Francisco at the end of August, against 234 a year earlier, which was already the lowest August in ten years 123% What houses sold for this spring, as a share of asking. A decade of supply data predicted 126% for a shelf this empty +14% What same-size houses gained this year. The headline median, +21%, also counts more large houses selling Last week, August 2026 in Numbers recorded the fastest August in ten years: the median home went into contract in 14 days, against 29 a year earlier, and houses sold at a median 119% of asking. This issue is the meaning behind those numbers, and it fits in one word: the shelf. San Francisco is not bidding harder than its own history says it should. It has about a third fewer homes for sale than a year ago, and the pattern of the last ten springs, stretched to a shelf this empty, predicts about the overbids we are seeing, or slightly more. Then a second question: are prices really up 21%? Mostly, but not all of it is price. How many homes are for sale in San Francisco? At the end of August, SFAR's InfoSparks counted 152 single-family houses for sale in the city. A year earlier it was 234, and 234 was already the lowest August of the past ten. The ten-August median is 368. Condos and townhouses: 340 , against 554 a year earlier; the lowest of the ten Augusts before this one was 472, in 2018. TICs: 32, against 61. Houses for sale at the end of August, 2016 to 2026 Single-family homes, active listings at the end of each August, SFAR InfoSparks, San Francisco County, from the monthly series in the POTM Command workbook (data as of September 1, 2026). The lowest August before this year was 234, in 2025. The ten-August median is 368. 408 2016 320 2017 426 2018 383 2019 634 2020 433 2021 353 2022 351 2023 257 2024 234 2025 152 2026 One month can mislead, so read the year. From January through August the house shelf averaged 186 listings, against 294 over the same months of 2025: 37% fewer . Every month of 2026 so far has had fewer houses for sale than the same month of 2025, and the fullest the shelf got all year was 237, in May. Condos averaged 434 against 665, 35% fewer. TICs 51 against 80, 36% fewer. Months of supply, the time it would take to sell everything listed at the recent pace, fell from 1.3 to 0.8 for houses and from 3.1 to 1.6 for condos. This is the drought Issue #14 measured in July, still with us. Fewer sellers, or more buyers? A shelf empties two ways: fewer homes arrive, or buyers take them faster. All three markets lost about a third of their shelf. What happened to buying is where they part. All three shelves lost a third. Condo buying rose three times as fast as house buying January to August 2026 against January to August 2025, SFAR InfoSparks, San Francisco County: the average number of homes for sale, new contracts (pendings) and closed sales. All three shelves lost about a third, while buying rose far more for condos than for houses. Sale-to-list, days and sales below are POTM Command governed closings, 12 months to September 11. Houses For sale, average −37% Houses, For sale, average: −37% New contracts +6% Houses, New contracts: +6% Closed sales +1% Houses, Closed sales: +1% 294 to 186 for sale. Sells at 118% of asking in 12 days (2,335 sales). August months of supply 1.3 to 0.8. Condos and townhouses For sale, average −35% Condos and townhouses, For sale, average: −35% New contracts +20% Condos and townhouses, New contracts: +20% Closed sales +14% Condos and townhouses, Closed sales: +14% 665 to 434 for sale. Sells at asking in 18 days (2,513 sales). August months of supply 3.1 to 1.6. TICs For sale, average −36% TICs, For sale, average: −36% New contracts +15% TICs, New contracts: +15% Closed sales +6% TICs, Closed sales: +6% 80 to 51 for sale. 102% of asking in 22 days (338 sales). A small market: read the direction, not the decimal. down on the year up on the year Houses. New contracts from January through August rose 6%, from 1,512 to 1,603, and closed sales rose 1%. In counts that is about 91 more contracts over eight months, against a shelf that averaged 108 fewer houses, and the shelf started the year already lower (172 in January against 238). These counts cannot separate fewer sellers from faster buying. My read is that both are at work: buyers are taking a few more houses, and fewer houses are sitting unsold. The result is clear either way. The houses that list sell at a median 118% of asking in 12 days. Condos and townhouses. Contracts rose 20%, from 1,503 to 1,810, and sales 14%. Here the buyers came back in force, the condo turn this blog has followed since Issue #13 . Even so, the median condo still sells at asking, in 18 days. A thinner shelf has made condos faster. It has not made them a bidding war. TICs. Contracts up 15%, sales up 6%, 102% of asking in 22 days. It is a small market, 32 listings in August, so read the direction rather than the decimal. Could the missing listings be selling privately instead? Some homes are. House sales recorded as sold off the MLS (the sale did not go through the MLS and was entered afterward) were 110 of 1,577 closings this year through September 11, 7.0% , against 5.6% over the same days of 2025. That share is growing, and it is worth watching. It is also about one house sale in fourteen, nowhere near enough to explain a shelf that lost more than a third. Does the empty shelf explain the bidding? This is the question that matters, because it separates scarcity from frenzy. If buyers were bidding beyond what supply alone explains, that would be a warning sign. So I tested it. For every spring from 2016 to 2025, I set the median sale-to-list of the houses that closed March through June against the average months of supply that spring. The ten years fall along one curve: the emptier the shelf, the bigger the overbid, and supply alone accounts for about three quarters of the variation across those ten springs (R-squared 0.76). In plain terms, on the fitted curve, halving months of supply goes with about 18 more points of overbid . This spring, supply averaged 1.05 months , emptier than any spring in the record. At that level the curve predicts a median of 126.2% of asking . Houses actually sold at 123.2% , on 951 sales: 3.0 points below the line, not above it. The emptier the shelf, the bigger the overbid, and 2026 sits on the line One point per spring, 2016 to 2026: the median sale-to-list of every house or condo that closed March through June (POTM Command governed closings, 563 to 1,612 sales a spring) against the average months of supply those four months (SFAR InfoSparks, as published). Curves are fitted to 2016 to 2025 only: houses 127.5 minus 25.7 times the natural log of months of supply (R-squared 0.76), condos 107.6 minus 5.4 times it (R-squared 0.78). A description of ten springs, not proof of cause. Houses Condos and townhouses Open circle: what supply predicted for 2026. Dashed: emptier than any spring from 2016 to 2025. 100% 105% 110% 115% 120% 125% 1 2 3 4 Months of supply, spring average (fewer months = emptier shelf) Houses 2016: 2.15 months of supply, 110.7% of asking, 878 sales Houses 2017: 1.83 months of supply, 112.9% of asking, 884 sales Houses 2018: 1.65 months of supply, 117.6% of asking, 950 sales 2018 Houses 2019: 1.88 months of supply, 111.1% of asking, 862 sales Houses 2020: 2.43 months of supply, 105.0% of asking, 563 sales 2020 Houses 2021: 1.60 months of supply, 113.1% of asking, 1,133 sales 2021 Houses 2022: 1.43 months of supply, 118.9% of asking, 1,045 sales 2022 Houses 2023: 2.00 months of supply, 105.3% of asking, 718 sales 2023 Houses 2024: 1.93 months of supply, 110.2% of asking, 819 sales Houses 2025: 1.85 months of supply, 111.1% of asking, 871 sales Houses 2026, predicted from supply: 126.2% Houses 2026: 1.05 months, 123.2% of asking 2026 predicted from supply: 126.2% 2026 actual: 123.2%, on 951 sales Houses Condos and townhouses 2016: 2.80 months of supply, 103.2% of asking, 941 sales 2016 Condos and townhouses 2017: 2.43 months of supply, 102.1% of asking, 1,028 sales Condos and townhouses 2018: 2.13 months of supply, 104.3% of asking, 1,126 sales Condos and townhouses 2019: 2.45 months of supply, 102.3% of asking, 1,068 sales Condos and townhouses 2020: 4.08 months of supply, 100.1% of asking, 590 sales Condos and townhouses 2021: 3.28 months of supply, 100.0% of asking, 1,612 sales 2021 Condos and townhouses 2022: 3.15 months of supply, 101.9% of asking, 1,303 sales Condos and townhouses 2023: 3.75 months of supply, 100.0% of asking, 780 sales Condos and townhouses 2024: 4.58 months of supply, 100.0% of asking, 795 sales 2024 Condos and townhouses 2025: 4.18 months of supply, 100.0% of asking, 831 sales Condos and townhouses 2026, predicted from supply: 103.0% Condos and townhouses 2026: 2.35 months, 101.8% of asking Condos 2026: 101.8%, predicted 103.0% Condos 100% 105% 110% 115% 120% 125% 1 2 3 4 Months of supply, spring (fewer = emptier) Houses 2016: 2.15 months of supply, 110.7% of asking, 878 sales Houses 2017: 1.83 months of supply, 112.9% of asking, 884 sales Houses 2018: 1.65 months of supply, 117.6% of asking, 950 sales Houses 2019: 1.88 months of supply, 111.1% of asking, 862 sales Houses 2020: 2.43 months of supply, 105.0% of asking, 563 sales 2020 Houses 2021: 1.60 months of supply, 113.1% of asking, 1,133 sales Houses 2022: 1.43 months of supply, 118.9% of asking, 1,045 sales 2022 Houses 2023: 2.00 months of supply, 105.3% of asking, 718 sales Houses 2024: 1.93 months of supply, 110.2% of asking, 819 sales Houses 2025: 1.85 months of supply, 111.1% of asking, 871 sales Houses 2026, predicted from supply: 126.2% Houses 2026: 1.05 months, 123.2% of asking Predicted for 2026: 126.2% 2026 actual: 123.2% Houses Condos and townhouses 2016: 2.80 months of supply, 103.2% of asking, 941 sales Condos and townhouses 2017: 2.43 months of supply, 102.1% of asking, 1,028 sales Condos and townhouses 2018: 2.13 months of supply, 104.3% of asking, 1,126 sales Condos and townhouses 2019: 2.45 months of supply, 102.3% of asking, 1,068 sales Condos and townhouses 2020: 4.08 months of supply, 100.1% of asking, 590 sales Condos and townhouses 2021: 3.28 months of supply, 100.0% of asking, 1,612 sales Condos and townhouses 2022: 3.15 months of supply, 101.9% of asking, 1,303 sales Condos and townhouses 2023: 3.75 months of supply, 100.0% of asking, 780 sales Condos and townhouses 2024: 4.58 months of supply, 100.0% of asking, 795 sales 2024 Condos and townhouses 2025: 4.18 months of supply, 100.0% of asking, 831 sales Condos and townhouses 2026, predicted from supply: 103.0% Condos and townhouses 2026: 2.35 months, 101.8% of asking Condos 2026: 101.8% (pred. 103.0%) Condos Every spring in numbers Market Spring Months of supply Sale-to-list Sales Houses 2016 2.15 110.7% 878 Houses 2017 1.83 112.9% 884 Houses 2018 1.65 117.6% 950 Houses 2019 1.88 111.1% 862 Houses 2020 2.43 105.0% 563 Houses 2021 1.60 113.1% 1,133 Houses 2022 1.43 118.9% 1,045 Houses 2023 2.00 105.3% 718 Houses 2024 1.93 110.2% 819 Houses 2025 1.85 111.1% 871 Houses 2026 1.05 123.2% 951 Condos and townhouses 2016 2.80 103.2% 941 Condos and townhouses 2017 2.43 102.1% 1,028 Condos and townhouses 2018 2.13 104.3% 1,126 Condos and townhouses 2019 2.45 102.3% 1,068 Condos and townhouses 2020 4.08 100.1% 590 Condos and townhouses 2021 3.28 100.0% 1,612 Condos and townhouses 2022 3.15 101.9% 1,303 Condos and townhouses 2023 3.75 100.0% 780 Condos and townhouses 2024 4.58 100.0% 795 Condos and townhouses 2025 4.18 100.0% 831 Condos and townhouses 2026 2.35 101.8% 961 Condos tell the same story on a gentler slope. On the condo curve, halving months of supply goes with about 4 more points, not 18, which fits what condos did this year: a shelf down a third produced a faster market, not a bidding war. This spring's 2.35 months predicts 103.0%; condos sold at 101.8%, 1.2 points under. My read, and I label it as a read: the 2026 overbid is what a shelf this empty produces, or slightly less. There is no sign of a premium on top of scarcity. The limits are real. Ten springs is a short record. One measure, supply, is doing the explaining. And 2026 sits below every supply level the ten years covered, so its prediction is an extrapolation (the dashed part of the curve). The test does not prove scarcity is the cause. What it does rule out is a 2026 overbid far above what a decade of empty shelves would predict. A frenzy would sit above the line. This spring sat just below it. What San Francisco has is a shelf with a third of its homes missing, and buyers bidding about the way ten years of supply data say they would. Why it matters to you: in this record, bidding has tracked supply. When the shelf has been fuller, the overbid has tended to be smaller. That is a description of ten springs, not a forecast of the next one. Is the fall listing wave arriving? It is. POTM Command reads the MLS every day. On the August 31 drop, 140 houses were active. The count slid through the holiday weekend to 116 on September 6 , then rose to 201 by September 14 : 85 more houses in eight days. The fall wave, day by day: houses for sale in San Francisco Single-family houses active on each full daily MLS drop, August 3 to September 14, 2026 (POTM Command event history, distinct listings with an active status that day). The shaded range is where September would finish if it added to August what the last ten Septembers did (10% to 63%), starting from InfoSparks' 152. The line above it is the lowest September finish of those ten years, 302 in 2025. The two counts are different bases: on August 31 the daily count read 140 against InfoSparks' 152, so if anything the daily line runs low. September is not over; this is arithmetic on history, not a forecast. 100 200 300 0 Aug 1 Aug 15 Sep 1 Sep 15 Sep 30 A normal September finish, from August's 152: 168 to 248 houses Lowest September finish, 2016 to 2025: 302 (2025) Aug 3: 134 Aug 4: 134 Aug 5: 135 Aug 11: 126 Aug 16: 144 Aug 17: 143 Aug 19: 143 Aug 20: 144 Aug 21: 152 Aug 22: 156 Aug 23: 160 Aug 24: 162 Aug 25: 155 Aug 27: 146 Aug 28: 138 Aug 29: 141 Aug 30: 141 Aug 31: 140 Sep 2: 135 Sep 3: 127 Sep 4: 126 Sep 5: 120 Sep 6: 116 Sep 7: 119 Sep 8: 125 Sep 10: 144 Sep 11: 178 Sep 12: 199 Sep 13: 200 Sep 14: 201 Labor Day weekend low: 116 Sep 14: 201 Lowest September of the decade: 302 Normal September: 168 to 248 Aug 3: 134 100 200 300 0 Aug 1 Sep 1 Sep 30 A normal September finish, from August's 152: 168 to 248 houses Lowest September finish, 2016 to 2025: 302 (2025) Aug 3: 134 Aug 4: 134 Aug 5: 135 Aug 11: 126 Aug 16: 144 Aug 17: 143 Aug 19: 143 Aug 20: 144 Aug 21: 152 Aug 22: 156 Aug 23: 160 Aug 24: 162 Aug 25: 155 Aug 27: 146 Aug 28: 138 Aug 29: 141 Aug 30: 141 Aug 31: 140 Sep 2: 135 Sep 3: 127 Sep 4: 126 Sep 5: 120 Sep 6: 116 Sep 7: 119 Sep 8: 125 Sep 10: 144 Sep 11: 178 Sep 12: 199 Sep 13: 200 Sep 14: 201 Low: 116 Sep 14: 201 Decade-low September: 302 Normal: 168 to 248 How full could September get? Over the last ten years, the September shelf finished 10% to 63% above August, 34% on average. From August's 152, that arithmetic puts a normal September finish between 168 and 248 houses. The lowest September finish of those ten years was 302, in 2025. Two weeks in, the daily count sits inside the normal range, and even the top of that range would be below the emptiest September of the decade. The month is not over, and InfoSparks publishes September's count in October. Condos show the same fall rise: 310 on September 5, 387 by September 14, still under a normal-September range of 397 to 535 and far under the decade-low September of 652. Are San Francisco home prices really up 21%? From January 1 through September 11, the median single-family house sold for $2,052,000 , against $1,692,500 over the same days of 2025: +21.2% , on 1,577 and 1,542 sales. That is the number people quote. It is true, and it overstates what a given house gained. A median moves for two reasons: the same kind of house costs more, or a different kind of house is selling. At our September 2 Compass citywide meeting, a colleague put median price change beside price-per-square-foot change, district by district, and made this point: where the two diverge, the mix of what sold changed. It is the right lens, so here it is on the governed record through September 11. Price per square foot rose 15.2% , from $1,014 to $1,168. The median house that sold grew from 1,790 to 1,850 square feet, and the largest houses traded more often: 273 sales of 2,800 square feet or more, against 209. Hold the size fixed and every band gained less than the headline. Same size, same year: what a San Francisco house gained Change in median sold price, single-family houses, January 1 to September 11, 2026 against the same days of 2025 (1,577 and 1,542 sales). Size bands use the square footage reported to the MLS, missing on about 5% of sales, which the bands leave out. The weighted row applies each band's gain to last year's share of sales in that band. Every band gained less than the headline. The headline: median house price +21.2% Same-size houses, at last year's mix of sizes +14.2% Under 1,200 sq ft (215 sales) +6.1% 1,200 to 1,500 sq ft (251) +14.5% 1,500 to 1,800 sq ft (234) +17.6% 1,800 to 2,200 sq ft (273) +15.1% 2,200 to 2,800 sq ft (256) +12.9% 2,800 sq ft and up (273, up from 209) +19.4% Weighted to last year's mix of sizes, same-size houses rose about 14% . Roughly two thirds of the headline is price and one third is mix. A correction to my own reading: August in Numbers called August's gain the same house costing more, because the median house sold was about the same size both years. By this measure that was too quick. Even in August the median (+24%) ran about 7 points ahead of price per foot (+17%). The median size is only one part of the mix. Over the year to date, the house gained about 14%, and the mix of what sold added the rest. Condos have no such gap. The median condo rose 13.3% and price per square foot 12.8%, with the median size nearly unchanged, 1,161 to 1,176 square feet. For condos, the median change is the price change. By district, the gap runs both ways. Where the median outran price per square foot, and where it did not Single-family houses, January 1 to September 11, 2026 against the same days of 2025: the change in median sold price minus the change in median price per square foot, in percentage points, computed before rounding. Clay means the median ran ahead of price per foot, usually because larger houses sold; blue means price per foot ran ahead, sometimes because smaller houses sold. POTM Command governed closings through September 11, 2026. Districts 6 and 8 had fewer than 30 house sales in each window (24 and 25; 17 and 26), too few for a gap between two medians to mean much, so they are not shaded; their numbers are in the table below. D1 +1.3 D2 +3.9 D3 −1.4 D4 +7.7 D5 −2.7 D6 thin D7 +8.7 D8 thin D9 +1.8 D10 −2.0 Per foot ran ahead Median ran ahead +6.0 Citywide: the median house rose 21.2%, price per square foot 15.2%. The median house sold grew from 1,790 to 1,850 square feet +8.7 District 7, the Marina and Pacific Heights: median +26.5%, per foot +17.8%, on 75 and 83 sales +7.7 District 4, Twin Peaks West: median +24.3%, per foot +16.6%. Its median house sold grew from 2,010 to 2,118 square feet −2.7 District 5, Noe, the Castro and the Haight: per foot +27.9% ran ahead of the median's +25.2%. That gain is price, not mix Every district in numbers District (houses) Sales 2025 / 2026 Median price Median change Per sq ft change Gap, points Median sq ft Share under 1,500 sq ft Citywide 1,542 / 1,577 $1,692,500 to $2,052,000 +21.2% +15.2% +6.0 1,790 to 1,850 34% to 31% 1 Richmond 127 / 142 $2,315,000 to $2,615,000 +13.0% +11.6% +1.3 2,231 to 2,289 18% to 11% 2 Sunset, Parkside 298 / 301 $1,637,375 to $1,910,000 +16.7% +12.7% +3.9 1,594 to 1,704 42% to 36% 3 Lakeshore, Ingleside 97 / 113 $1,360,000 to $1,500,206 +10.3% +11.7% −1.4 1,691 to 1,599 37% to 44% 4 Twin Peaks West 222 / 211 $1,941,000 to $2,412,000 +24.3% +16.6% +7.7 2,010 to 2,118 26% to 22% 5 Noe, Castro, Haight 215 / 209 $2,555,000 to $3,200,000 +25.2% +27.9% −2.7 2,049 to 2,078 22% to 21% 6 Hayes Valley, NoPa 24 / 25 $2,900,000 to $4,090,000 +41.0% +37.9% +3.2, thin 2,615 to 2,831 4% to 12% 7 Marina, Pacific Heights 75 / 83 $5,437,000 to $6,880,000 +26.5% +17.8% +8.7 3,983 to 4,058 2% to 0% 8 Nob Hill, Russian Hill, downtown 17 / 26 $3,000,000 to $4,275,000 +42.5% +24.0% +18.5, thin 2,100 to 2,680 29% to 12% 9 SoMa, Mission, Potrero, Bernal 166 / 168 $1,650,302 to $2,000,000 +21.2% +19.4% +1.8 1,630 to 1,765 43% to 35% 10 Bayview, Excelsior 301 / 299 $1,075,000 to $1,180,000 +9.8% +11.8% −2.0 1,445 to 1,450 53% to 54% In District 4 (Twin Peaks West) the median ran about 8 points ahead of price per foot as its median house sold grew from 2,010 to 2,118 square feet. District 2, the Sunset and Parkside, ran about 4 points ahead as its median house sold grew from 1,594 to 1,704. District 7 (the Marina, Pacific Heights) ran about 9 points ahead with almost no change in median size (3,983 to 4,058 square feet), so there the gap is not simple size mix; on 75 and 83 sales, which homes happened to sell matters more. District 5 (Noe, the Castro, the Haight) went the other way: price per foot rose 27.9% against a median 25.2%, so that gain is price, not mix. Districts 1, 3, 9 and 10 moved within 2 points. District 3, the Lakeshore and Ingleside side, is also where more small houses sold, 44% of sales under 1,500 square feet against 37%, which holds its median down. The practical rule: when you price a house or judge an offer, use the price per square foot of same-size houses nearby, not the citywide median change. The median is a good thermometer and a poor ruler. It is the lesson of Issue #22 again: you are buying square feet. What it means for you If you are buying: the shelf is the lever. September is adding choice, and more homes to compare is the best thing that can happen to a buyer in this market. Set your ceiling from the closed price per square foot of same-size homes in the neighborhood, not from a headline median. Bidding here has tracked scarcity, so a neighborhood with more on the shelf is worth a closer look. If you are selling: price to the per-foot sales of houses like yours, not to the 21% headline, which carries about 7 points of mix. List when the house is ready. Over the past 12 months the median house sold in 12 days at 118% of asking, and preparation, not the week you pick, is what you control. If you are deciding whether to sell at all: nothing here says you must. If you need another season to get the house ready, or to decide, take it. These numbers describe the market; they do not make the decision for you. And for everyone: these are citywide numbers. Your block has its own shelf. Send me an address and I will run the same cut for your neighborhood. By the numbers Measure 2025 2026 Change Houses for sale, end of August (InfoSparks) 234 152 −35% Condos and townhouses for sale, end of August 554 340 −39% TICs for sale, end of August 61 32 −48% Houses for sale, January to August average 294 186 −37% Condos for sale, January to August average 665 434 −35% Months of supply in August, houses / condos 1.3 / 3.1 0.8 / 1.6 New contracts, January to August, houses 1,512 1,603 +6% New contracts, January to August, condos 1,503 1,810 +20% Closed sales, January to August, houses / condos 1,497 / 1,458 1,518 / 1,661 +1% / +14% Spring (March to June) months of supply, houses 1.85 1.05 Spring median sale-to-list, houses (predicted for 2026: 126.2%) 111.1% 123.2% Spring median sale-to-list, condos (predicted for 2026: 103.0%) 100.0% 101.8% Median house price, January 1 to September 11 $1,692,500 $2,052,000 +21.2% Median house price per sq ft, same days $1,014 $1,168 +15.2% Median house size sold, same days 1,790 sq ft 1,850 sq ft +3.4% Median condo price / per sq ft, same days $1,125,000 / $986 $1,275,000 / $1,112 +13.3% / +12.8% House sales recorded as sold off the MLS, same days 87 of 1,542 (5.6%) 110 of 1,577 (7.0%) Houses active on the daily drop, September 6 low / September 14 116 / 201 Frequently asked questions Why are San Francisco homes selling so fast in 2026? Because far fewer are for sale. At the end of August 2026, SFAR InfoSparks counted 152 single-family houses and 340 condos and townhouses for sale in San Francisco, against 234 and 554 a year earlier. From January through August the house shelf averaged 186 listings, 37% fewer than 2025's 294, while new house contracts rose 6%. With 0.8 months of supply in August, the market is moving fast: over the 12 months to September 11 the median house sold in 12 days at 118% of asking. How many homes are for sale in San Francisco right now? On the September 14, 2026 MLS drop, 201 single-family houses, 387 condos and townhouses and 49 TICs were active (POTM Command daily count), up from a Labor Day weekend low of 116 houses on September 6. If September adds to August what the last ten Septembers did (10% to 63%), the house shelf would finish between 168 and 248, below the lowest September finish of the past decade, 302 in 2025. That is arithmetic on history, not a forecast. Are San Francisco bidding wars bigger than low inventory explains? Not on the evidence so far. From 2016 to 2025, the spring median sale-to-list for houses tracked months of supply closely (R-squared 0.76). At this spring's 1.05 months, that relationship predicts 126.2% of asking; houses sold at 123.2%, 3.0 points below. Condos show the same: predicted 103.0%, actual 101.8%. One caveat: 2026 supply is lower than any spring in the ten-year record, so the prediction is an extrapolation. Are San Francisco home prices really up 21% this year? The median single-family sale is up 21.2%, from $1,692,500 to $2,052,000 (January 1 to September 11, 2026 against the same days of 2025). About a third of that is mix: more large houses sold, and the median house sold grew from 1,790 to 1,850 square feet. Price per square foot rose 15.2%, and same-size houses rose about 14%. Condos show no such gap: median +13.3%, price per square foot +12.8%. Are homes in San Francisco being sold off-market instead of listed? Some are, and the share is growing, but it does not explain the empty shelf. House sales recorded as sold off the MLS were 110 of 1,577 closings from January 1 to September 11, 2026 (7.0%), against 87 of 1,542 (5.6%) over the same days of 2025. That is about one house sale in fourteen, while the number of houses for sale fell by more than a third. Should I wait for more listings this fall before buying or selling? Only if your own timing allows it. The fall wave is arriving (the house shelf rose from 116 to 201 in eight days), and more choice helps buyers. But even a normal September would leave the shelf below every September of the past decade, so waiting is not a reliable way to find a soft market. For sellers, nothing in these numbers says you must list this month; in a market this short of supply, a well-prepared home matters more than the week you pick. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #23 (this issue) Sep 15, 2026 Buyers came back and the corridor is still at asking. From June 1 to September 11, 217 condos sold in South of Market, South Beach, Mission Bay and Yerba Buena, against 151 over the same days of 2025, at a median exactly at asking (97.6% a year ago) in 25 days (49 a year ago). The share selling under asking fell from 71% to 39%. Still the negotiator's end of the city, with less room than a year ago. #22 Sep 2, 2026 The steepest second bedroom in the city. Corridor one-bedrooms sold at a median $702,500 and two-bedrooms at $1,350,000 over the last 12 months, a $647,500 step on 338 and 329 sales, with both rungs still at or just under asking (99.7% and 99.6%) in 34 and 23 median days. The corridor still negotiates, and the one-bedroom negotiates longest. Show the 19 earlier readings Issue Date Reading Call #21 Aug 30, 2026 Still the calm end of the map. South Beach at asking on 167 sales with 29.9% over; SoMa, Mission Bay and Van Ness / Civic Center at asking; Yerba Buena 1.7% below. Meanwhile 56.6% of condos citywide now clear asking, up from 36.4% a year ago. The negotiator's end of the market, with the floor rising underneath it. #20 Aug 25, 2026 Two markets, one label. Corridor towers still at or below asking over the past six months (South Beach at asking on 168 sales, Yerba Buena -2.2%) while low-dues flats citywide cleared 10%+ over in 59.9% of sales. Check the dues before you plan the offer. #19 Aug 18, 2026 Where cash buys the most and shouts the least. Corridor condos ran 41.7% cash in the past 12 months, the heaviest concentration this series tracks, yet cash and financed closed at the same price, 99.2% versus 99.3% of asking. Cash's whole edge here is the clock: 20 median days on market against 39 financed. Financed buyers give up nothing on price here; they pay in patience. #17 Aug 9, 2026 Zero, which is the cleanest reading this scoreboard has produced. Across 368 corridor condo closings so far in 2026, not one sold $1,000,000 over asking, and the typical one closed slightly under asking: South Beach 0.7% below on 183 sales, South of Market 1.0% below on 79, Yerba Buena 2.4% below on 53, Mission Bay exactly at asking on 53. In an issue about where the overbidding is, the corridor is where it is not. Buyer opening holds, and this issue measures exactly how wide it is. #16 Aug 6, 2026 Flat in every window, which this issue argues is the whole point. South Beach condos read 100.0% of asking at 30, 90 and 180 days and 99.0% over the trailing year. South of Market reads 99.4, 99.8, 99.6 and 99.0. Four windows, one answer. Every house lane in this issue moved when the window moved; the corridor did not, and a segment that reads the same no matter how you slice it is a segment that is not turning. Buyer opening holds, and now it is measured four ways instead of one. #15 Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways The shelf: 152 houses and 340 condos and townhouses were for sale at the end of August, against 234 and 554 a year earlier. From January through August the house shelf averaged 186 listings against 294 (−37%), condos 434 against 665 (−35%), TICs 51 against 80 (−36%). Every month of 2026 so far has had fewer houses for sale than the same month of 2025. Buying split the markets: house contracts rose 6% and sales 1%, on a shelf that started the year already lower; condo contracts rose 20% and sales 14%, as buyers came back in force. The counts cannot separate fewer house sellers from faster buying (my read: both). Houses sell at 118% of asking in 12 days; condos still sell at asking, in 18. The scarcity test: across 2016 to 2025, spring sale-to-list for houses tracked months of supply closely (R-squared 0.76). This spring's 1.05 months predicts 126.2% of asking; houses sold at 123.2%. Condos: predicted 103.0%, actual 101.8%. My read, consistent with and not proof of scarcity: the overbid is what the shelf would produce, or slightly less. On the fitted curves, halving months of supply goes with about 18 more points of overbid for houses and about 4 for condos. The fall wave is arriving: 116 houses on the September 6 drop, 201 by September 14. A September that adds what the last ten added (10% to 63%) would finish between 168 and 248, still below the lowest September finish of the decade, 302. Arithmetic on history, not a forecast. The 21% question: the median house rose 21.2% ($1,692,500 to $2,052,000) but price per square foot rose 15.2% and same-size houses about 14%, because larger houses sold (2,800+ sq ft sales 209 to 273). About a third of the headline is mix. Condos have no such gap: +13.3% median, +12.8% per foot. Price a home from same-size sales nearby, not from the citywide median. Median price, sale-to-list and market time for every San Francisco neighborhood are live in the market explorer , refreshed weekly. Check your own neighborhood's shelf there before you set a budget or a list price. Sources and further reading California Association of Realtors county sales activity, including San Francisco County Issue #24: The Second Season, what to expect this fall August 2026 in Numbers, the record this issue explains Issue #14: The Drought, the supply story in July Issue #22: What a Bedroom Costs, why you are buying square feet Selling in San Francisco, starting with whether you should How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Sources, each with its own date. (1) SFAR InfoSparks, San Francisco County, monthly series in the POTM Command workbook, data as of September 1, 2026: homes for sale at month end, months of supply as published, new pendings and closed sales summed across the ten districts. InfoSparks moves by a few listings between reads as late reports arrive; August in Numbers used a live read on September 5 (151 houses, 338 condos), and this issue uses the monthly series (152 and 340) so every year is read the same way, which is also why the year-over-year changes differ slightly (last week: houses -37%, condos -38%; here: -35% and -39%). (2) POTM Command governed MLS closings through September 11, 2026, 62,877 governed closed sales since 2016, parcel-deduplicated, sale-to-list plausibility band applied; medians only, never averages; price per square foot is the median of each sale's own ratio, and sales without a reported size are left out of size figures. (3) The POTM Command daily MLS drops, August 3 to September 14, 2026, counting distinct listings with an active status on each full drop day; on August 31 it ran about 8% under InfoSparks for houses (140 against 152). The spring test pairs the plain median sale-to-list of March through June closings with the average of the four monthly months-of-supply readings, fits 2016 to 2025, and places 2026 on the fit; 2026 supply is below the fitted range, so its prediction is an extrapolation. These figures were first assembled for a Compass office presentation and recomputed independently from the raw exports before publication. "Sold off the MLS" marks a sale that did not transact through the MLS and was entered afterward; how much exposure those homes had varies and is not visible in the data. Single-family, condominium and townhouse, and TIC figures are kept separate; 2-4 unit buildings are excluded. General information, not a forecast, a valuation of any specific home, or legal, lending or tax advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #23: Estantes vacíos | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-23-estantes-vacios/

Pulso de Paulo ↗ POTM Blog Edición #23, 15 de septiembre de 2026 Estantes vacíos Agosto cerró más rápido que cualquier agosto en diez años. La mejor explicación no es un frenesí. Es el estante: un tercio menos de viviendas en venta que hace un año, y diez años de datos de inventario y puja, llevados a un estante así de vacío, predicen más o menos las ofertas que estamos viendo, o un poco más. Luego una segunda pregunta. ¿De verdad los precios subieron 21%? Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 15 de septiembre de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #23 · En números 152 Casas en venta en San Francisco al cierre de agosto, contra 234 un año antes, que ya era el agosto más bajo en diez años 123% En cuánto se vendieron las casas esta primavera, como parte de lo pedido. Diez años de datos de inventario predecían 126% para un estante así de vacío +14% Lo que ganaron las casas del mismo tamaño este año. La mediana del titular, +21%, también cuenta que se vendieron más casas grandes La semana pasada, Agosto de 2026 en cifras registró el agosto más rápido en diez años: la vivienda mediana entró en contrato en 14 días, contra 29 un año antes, y las casas se vendieron a una mediana del 119% de lo pedido. Esta edición es el significado detrás de esas cifras, y cabe en una palabra: el estante. San Francisco no está pujando más fuerte de lo que su propia historia dice que debería. Tiene cerca de un tercio menos de viviendas en venta que hace un año, y el patrón de las últimas diez primaveras, llevado a un estante así de vacío, predice más o menos los sobreprecios que estamos viendo, o un poco más. Luego una segunda pregunta: ¿de verdad los precios subieron 21%? En su mayoría, pero no todo es precio. ¿Cuántas viviendas hay en venta en San Francisco? Al cierre de agosto, InfoSparks de SFAR contó 152 casas unifamiliares en venta en la ciudad. Un año antes eran 234, y 234 ya era el agosto más bajo de los últimos diez. La mediana de los diez agostos es 368. Condominios y townhouses: 340 , contra 554 un año antes; el más bajo de los diez agostos anteriores fue 472, en 2018. TIC: 32, contra 61. Casas en venta al cierre de agosto, 2016 a 2026 Casas unifamiliares, listados activos al cierre de cada agosto, SFAR InfoSparks, condado de San Francisco, de la serie mensual del libro de POTM Command (datos al 1 de septiembre de 2026). El agosto más bajo antes de este año fue 234, en 2025. La mediana de los diez agostos es 368. 408 2016 320 2017 426 2018 383 2019 634 2020 433 2021 353 2022 351 2023 257 2024 234 2025 152 2026 Un solo mes puede engañar, así que lea el año. De enero a agosto el estante de casas promedió 186 listados, contra 294 en los mismos meses de 2025: 37% menos . Cada mes de 2026 hasta ahora ha tenido menos casas en venta que el mismo mes de 2025, y lo más lleno que estuvo el estante en todo el año fue 237, en mayo. Los condominios promediaron 434 contra 665, 35% menos. Las TIC 51 contra 80, 36% menos. Los meses de inventario, el tiempo que tomaría vender todo lo listado al ritmo reciente, bajaron de 1.3 a 0.8 en casas y de 3.1 a 1.6 en condominios. Es la sequía que midió la Edición #14 en julio, y sigue aquí. ¿Menos vendedores, o más compradores? Un estante se vacía de dos maneras: llegan menos viviendas, o los compradores se las llevan más rápido. Los tres mercados perdieron cerca de un tercio de su estante. Lo que pasó con la compra es donde se separan. Los tres estantes perdieron un tercio. La compra de condominios subió tres veces más rápido que la de casas Enero a agosto de 2026 contra enero a agosto de 2025, SFAR InfoSparks, condado de San Francisco: el promedio de viviendas en venta, los contratos nuevos (pendientes) y las ventas cerradas. Los tres estantes perdieron cerca de un tercio, mientras la compra subió mucho más en condominios que en casas. La venta sobre lista, los días y las ventas de abajo son cierres gobernados de POTM Command, 12 meses al 11 de septiembre. Casas En venta, promedio −37% Casas, En venta, promedio: −37% Contratos nuevos +6% Casas, Contratos nuevos: +6% Ventas cerradas +1% Casas, Ventas cerradas: +1% De 294 a 186 en venta. Se vende al 118% de lo pedido en 12 días (2,335 ventas). Meses de inventario de agosto, de 1.3 a 0.8. Condominios y townhouses En venta, promedio −35% Condominios y townhouses, En venta, promedio: −35% Contratos nuevos +20% Condominios y townhouses, Contratos nuevos: +20% Ventas cerradas +14% Condominios y townhouses, Ventas cerradas: +14% De 665 a 434 en venta. Se vende en lo pedido en 18 días (2,513 ventas). Meses de inventario de agosto, de 3.1 a 1.6. TIC En venta, promedio −36% TIC, En venta, promedio: −36% Contratos nuevos +15% TIC, Contratos nuevos: +15% Ventas cerradas +6% TIC, Ventas cerradas: +6% De 80 a 51 en venta. 102% de lo pedido en 22 días (338 ventas). Un mercado pequeño: lea la dirección, no el decimal. abajo en el año arriba en el año Casas. Los contratos nuevos de enero a agosto subieron 6%, de 1,512 a 1,603, y las ventas cerradas subieron 1%. En números son cerca de 91 contratos más en ocho meses, contra un estante que promedió 108 casas menos, y el estante empezó el año ya más bajo (172 en enero contra 238). Estos conteos no separan menos vendedores de compras más rápidas. Mi lectura es que ambas cosas ocurren: los compradores se llevan algunas casas más, y menos casas se quedan sin vender. El resultado es claro de cualquier forma. Las casas que se listan se venden a una mediana del 118% de lo pedido en 12 días. Condominios y townhouses. Los contratos subieron 20%, de 1,503 a 1,810, y las ventas 14%. Aquí los compradores regresaron con fuerza, el giro de los condominios que este blog sigue desde la Edición #13 . Aun así, el condominio mediano todavía se vende en lo pedido, en 18 días. Un estante más delgado hizo más rápidos a los condominios. No los convirtió en una guerra de ofertas. TIC. Contratos 15% arriba, ventas 6% arriba, 102% de lo pedido en 22 días. Es un mercado pequeño, 32 listados en agosto, así que lea la dirección y no el decimal. ¿Podrían los listados que faltan estar vendiéndose en privado? Algunas viviendas sí. Las ventas de casas registradas como vendidas fuera del MLS (la venta no se hizo a través del MLS y se registró después) fueron 110 de 1,577 cierres este año al 11 de septiembre, 7.0% , contra 5.6% en los mismos días de 2025. Esa proporción crece, y vale la pena seguirla. También es cerca de una venta de casa de cada catorce, lejos de explicar un estante que perdió más de un tercio. ¿El estante vacío explica la puja? Esta es la pregunta que importa, porque separa la escasez del frenesí. Si los compradores estuvieran pujando más allá de lo que explica el inventario por sí solo, sería una señal de alerta. Así que lo puse a prueba. Para cada primavera de 2016 a 2025, comparé la mediana de venta sobre lista de las casas que cerraron de marzo a junio con el promedio de meses de inventario de esa primavera. Los diez años caen sobre una misma curva: mientras más vacío el estante, mayor el sobreprecio, y el inventario por sí solo explica cerca de tres cuartas partes de la variación entre esas diez primaveras (R cuadrada 0.76). En palabras simples, sobre la curva ajustada, reducir a la mitad los meses de inventario va con cerca de 18 puntos más de sobreprecio . Esta primavera, el inventario promedió 1.05 meses , más vacío que cualquier primavera del registro. A ese nivel la curva predice una mediana del 126.2% de lo pedido . Las casas se vendieron en realidad al 123.2% , en 951 ventas: 3.0 puntos por debajo de la línea, no por encima. Mientras más vacío el estante, mayor el sobreprecio, y 2026 cae sobre la línea Un punto por primavera, 2016 a 2026: la mediana de venta sobre lista de cada casa o condominio que cerró de marzo a junio (cierres gobernados de POTM Command, de 563 a 1,612 ventas por primavera) contra el promedio de meses de inventario de esos cuatro meses (SFAR InfoSparks, según se publica). Las curvas se ajustan solo a 2016 a 2025: casas 127.5 menos 25.7 por el logaritmo natural de los meses de inventario (R cuadrada 0.76), condominios 107.6 menos 5.4 por el mismo (R cuadrada 0.78). Una descripción de diez primaveras, no una prueba de causa. Casas Condominios y townhouses Círculo abierto: lo que el inventario predecía para 2026. Punteado: más vacío que cualquier primavera de 2016 a 2025. 100% 105% 110% 115% 120% 125% 1 2 3 4 Meses de inventario, promedio de primavera (menos meses = estante más vacío) Casas 2016: 2.15 meses de inventario, 110.7% de lo pedido, 878 ventas Casas 2017: 1.83 meses de inventario, 112.9% de lo pedido, 884 ventas Casas 2018: 1.65 meses de inventario, 117.6% de lo pedido, 950 ventas 2018 Casas 2019: 1.88 meses de inventario, 111.1% de lo pedido, 862 ventas Casas 2020: 2.43 meses de inventario, 105.0% de lo pedido, 563 ventas 2020 Casas 2021: 1.60 meses de inventario, 113.1% de lo pedido, 1,133 ventas 2021 Casas 2022: 1.43 meses de inventario, 118.9% de lo pedido, 1,045 ventas 2022 Casas 2023: 2.00 meses de inventario, 105.3% de lo pedido, 718 ventas 2023 Casas 2024: 1.93 meses de inventario, 110.2% de lo pedido, 819 ventas Casas 2025: 1.85 meses de inventario, 111.1% de lo pedido, 871 ventas Casas 2026, previsto por el inventario: 126.2% Casas 2026: 1.05 meses, 123.2% de lo pedido 2026 previsto por el inventario: 126.2% 2026 real: 123.2%, en 951 ventas Casas Condominios y townhouses 2016: 2.80 meses de inventario, 103.2% de lo pedido, 941 ventas 2016 Condominios y townhouses 2017: 2.43 meses de inventario, 102.1% de lo pedido, 1,028 ventas Condominios y townhouses 2018: 2.13 meses de inventario, 104.3% de lo pedido, 1,126 ventas Condominios y townhouses 2019: 2.45 meses de inventario, 102.3% de lo pedido, 1,068 ventas Condominios y townhouses 2020: 4.08 meses de inventario, 100.1% de lo pedido, 590 ventas Condominios y townhouses 2021: 3.28 meses de inventario, 100.0% de lo pedido, 1,612 ventas 2021 Condominios y townhouses 2022: 3.15 meses de inventario, 101.9% de lo pedido, 1,303 ventas Condominios y townhouses 2023: 3.75 meses de inventario, 100.0% de lo pedido, 780 ventas Condominios y townhouses 2024: 4.58 meses de inventario, 100.0% de lo pedido, 795 ventas 2024 Condominios y townhouses 2025: 4.18 meses de inventario, 100.0% de lo pedido, 831 ventas Condominios y townhouses 2026, previsto por el inventario: 103.0% Condominios y townhouses 2026: 2.35 meses, 101.8% de lo pedido Condominios 2026: 101.8%, previsto 103.0% Condominios 100% 105% 110% 115% 120% 125% 1 2 3 4 Meses de inventario, primavera (menos = más vacío) Casas 2016: 2.15 meses de inventario, 110.7% de lo pedido, 878 ventas Casas 2017: 1.83 meses de inventario, 112.9% de lo pedido, 884 ventas Casas 2018: 1.65 meses de inventario, 117.6% de lo pedido, 950 ventas Casas 2019: 1.88 meses de inventario, 111.1% de lo pedido, 862 ventas Casas 2020: 2.43 meses de inventario, 105.0% de lo pedido, 563 ventas 2020 Casas 2021: 1.60 meses de inventario, 113.1% de lo pedido, 1,133 ventas Casas 2022: 1.43 meses de inventario, 118.9% de lo pedido, 1,045 ventas 2022 Casas 2023: 2.00 meses de inventario, 105.3% de lo pedido, 718 ventas Casas 2024: 1.93 meses de inventario, 110.2% de lo pedido, 819 ventas Casas 2025: 1.85 meses de inventario, 111.1% de lo pedido, 871 ventas Casas 2026, previsto por el inventario: 126.2% Casas 2026: 1.05 meses, 123.2% de lo pedido Previsto 2026: 126.2% 2026 real: 123.2% Casas Condominios y townhouses 2016: 2.80 meses de inventario, 103.2% de lo pedido, 941 ventas Condominios y townhouses 2017: 2.43 meses de inventario, 102.1% de lo pedido, 1,028 ventas Condominios y townhouses 2018: 2.13 meses de inventario, 104.3% de lo pedido, 1,126 ventas Condominios y townhouses 2019: 2.45 meses de inventario, 102.3% de lo pedido, 1,068 ventas Condominios y townhouses 2020: 4.08 meses de inventario, 100.1% de lo pedido, 590 ventas Condominios y townhouses 2021: 3.28 meses de inventario, 100.0% de lo pedido, 1,612 ventas Condominios y townhouses 2022: 3.15 meses de inventario, 101.9% de lo pedido, 1,303 ventas Condominios y townhouses 2023: 3.75 meses de inventario, 100.0% de lo pedido, 780 ventas Condominios y townhouses 2024: 4.58 meses de inventario, 100.0% de lo pedido, 795 ventas 2024 Condominios y townhouses 2025: 4.18 meses de inventario, 100.0% de lo pedido, 831 ventas Condominios y townhouses 2026, previsto por el inventario: 103.0% Condominios y townhouses 2026: 2.35 meses, 101.8% de lo pedido Condominios 2026: 101.8% (prev. 103.0%) Condominios Cada primavera en cifras Mercado Primavera Meses de inventario Venta sobre lista Ventas Casas 2016 2.15 110.7% 878 Casas 2017 1.83 112.9% 884 Casas 2018 1.65 117.6% 950 Casas 2019 1.88 111.1% 862 Casas 2020 2.43 105.0% 563 Casas 2021 1.60 113.1% 1,133 Casas 2022 1.43 118.9% 1,045 Casas 2023 2.00 105.3% 718 Casas 2024 1.93 110.2% 819 Casas 2025 1.85 111.1% 871 Casas 2026 1.05 123.2% 951 Condominios y townhouses 2016 2.80 103.2% 941 Condominios y townhouses 2017 2.43 102.1% 1,028 Condominios y townhouses 2018 2.13 104.3% 1,126 Condominios y townhouses 2019 2.45 102.3% 1,068 Condominios y townhouses 2020 4.08 100.1% 590 Condominios y townhouses 2021 3.28 100.0% 1,612 Condominios y townhouses 2022 3.15 101.9% 1,303 Condominios y townhouses 2023 3.75 100.0% 780 Condominios y townhouses 2024 4.58 100.0% 795 Condominios y townhouses 2025 4.18 100.0% 831 Condominios y townhouses 2026 2.35 101.8% 961 Los condominios cuentan la misma historia con una pendiente más suave. Sobre la curva de condominios, reducir a la mitad los meses de inventario va con cerca de 4 puntos más, no 18, lo que coincide con lo que hicieron los condominios este año: un estante con un tercio menos produjo un mercado más rápido, no una guerra de ofertas. Los 2.35 meses de esta primavera predicen 103.0%; los condominios se vendieron al 101.8%, 1.2 puntos abajo. Mi lectura, y la marco como lectura: el sobreprecio de 2026 es lo que produce un estante así de vacío, o un poco menos. No hay señal de una prima encima de la escasez. Los límites son reales. Diez primaveras es un registro corto. Una sola medida, el inventario, hace toda la explicación. Y 2026 está por debajo de todos los niveles de inventario que cubrieron los diez años, así que su predicción es una extrapolación (la parte punteada de la curva). La prueba no demuestra que la escasez sea la causa. Lo que sí descarta es un sobreprecio de 2026 muy por encima de lo que predecirían diez años de estantes vacíos. Un frenesí estaría por encima de la línea. Esta primavera quedó justo por debajo. Lo que tiene San Francisco es un estante al que le falta un tercio de sus viviendas, y compradores pujando más o menos como diez años de datos de inventario dicen que lo harían. Por qué le importa: en este registro, la puja ha seguido al inventario. Cuando el estante ha estado más lleno, el sobreprecio ha tendido a ser menor. Es una descripción de diez primaveras, no un pronóstico de la siguiente. ¿Está llegando la ola de listados de otoño? Sí. POTM Command lee el MLS todos los días. En la descarga del 31 de agosto había 140 casas activas. El conteo bajó durante el fin de semana largo a 116 el 6 de septiembre , y luego subió a 201 al 14 de septiembre : 85 casas más en ocho días. La ola de otoño, día a día: casas en venta en San Francisco Casas unifamiliares activas en cada descarga diaria completa del MLS, del 3 de agosto al 14 de septiembre de 2026 (historial de eventos de POTM Command, listados distintos con estatus activo ese día). El rango sombreado es donde terminaría septiembre si agregara a agosto lo que agregaron los últimos diez septiembres (10% a 63%), partiendo de las 152 de InfoSparks. La línea de arriba es el cierre de septiembre más bajo de esos diez años, 302 en 2025. Los dos conteos son bases distintas: el 31 de agosto el conteo diario marcó 140 contra 152 de InfoSparks, así que la línea diaria, si acaso, corre baja. Septiembre no ha terminado; esto es aritmética sobre la historia, no un pronóstico. 100 200 300 0 1 ago 15 ago 1 sep 15 sep 30 sep Un cierre normal de septiembre, desde las 152 de agosto: 168 a 248 casas El cierre de septiembre más bajo, 2016 a 2025: 302 (2025) 3 ago: 134 4 ago: 134 5 ago: 135 11 ago: 126 16 ago: 144 17 ago: 143 19 ago: 143 20 ago: 144 21 ago: 152 22 ago: 156 23 ago: 160 24 ago: 162 25 ago: 155 27 ago: 146 28 ago: 138 29 ago: 141 30 ago: 141 31 ago: 140 2 sep: 135 3 sep: 127 4 sep: 126 5 sep: 120 6 sep: 116 7 sep: 119 8 sep: 125 10 sep: 144 11 sep: 178 12 sep: 199 13 sep: 200 14 sep: 201 Mínimo del fin de semana largo: 116 14 sep: 201 El septiembre más bajo de la década: 302 Septiembre normal: 168 a 248 3 ago: 134 100 200 300 0 1 ago 1 sep 30 sep Un cierre normal de septiembre, desde las 152 de agosto: 168 a 248 casas El cierre de septiembre más bajo, 2016 a 2025: 302 (2025) 3 ago: 134 4 ago: 134 5 ago: 135 11 ago: 126 16 ago: 144 17 ago: 143 19 ago: 143 20 ago: 144 21 ago: 152 22 ago: 156 23 ago: 160 24 ago: 162 25 ago: 155 27 ago: 146 28 ago: 138 29 ago: 141 30 ago: 141 31 ago: 140 2 sep: 135 3 sep: 127 4 sep: 126 5 sep: 120 6 sep: 116 7 sep: 119 8 sep: 125 10 sep: 144 11 sep: 178 12 sep: 199 13 sep: 200 14 sep: 201 Mínimo: 116 14 sep: 201 Septiembre mínimo: 302 Normal: 168 a 248 ¿Qué tan lleno podría quedar septiembre? En los últimos diez años, el estante de septiembre terminó entre 10% y 63% por encima de agosto, 34% en promedio. Desde las 152 de agosto, esa aritmética pone un cierre normal de septiembre entre 168 y 248 casas. El cierre de septiembre más bajo de esos diez años fue 302, en 2025. A dos semanas, el conteo diario está dentro del rango normal, e incluso el tope de ese rango quedaría por debajo del septiembre más vacío de la década. El mes no ha terminado, e InfoSparks publica la cifra de septiembre en octubre. Los condominios muestran la misma subida de otoño: 310 el 5 de septiembre, 387 al 14 de septiembre, todavía por debajo de un rango normal de septiembre de 397 a 535 y muy por debajo del septiembre mínimo de la década, 652. ¿De verdad los precios de las viviendas en San Francisco subieron 21%? Del 1 de enero al 11 de septiembre, la casa unifamiliar mediana se vendió en $2,052,000 , contra $1,692,500 en los mismos días de 2025: +21.2% , con 1,577 y 1,542 ventas. Ese es el número que se cita. Es cierto, y exagera lo que ganó una casa determinada. Una mediana se mueve por dos razones: el mismo tipo de casa cuesta más, o se está vendiendo otro tipo de casa. En nuestra reunión general de Compass del 2 de septiembre, una colega puso el cambio del precio mediano junto al cambio del precio por pie cuadrado, distrito por distrito, y señaló esto: donde los dos se separan, cambió la mezcla de lo que se vendió. Es el lente correcto, así que aquí está sobre el registro gobernado al 11 de septiembre. El precio por pie cuadrado subió 15.2% , de $1,014 a $1,168. La casa mediana vendida pasó de 1,790 a 1,850 pies cuadrados, y las casas más grandes se vendieron más seguido: 273 ventas de 2,800 pies cuadrados o más, contra 209. Fije el tamaño y cada rango ganó menos que el titular. Mismo tamaño, mismo año: lo que ganó una casa en San Francisco Cambio en el precio mediano de venta, casas unifamiliares, del 1 de enero al 11 de septiembre de 2026 contra los mismos días de 2025 (1,577 y 1,542 ventas). Los rangos usan los pies cuadrados reportados al MLS, ausentes en cerca del 5% de las ventas, que los rangos dejan fuera. La fila ponderada aplica la ganancia de cada rango a la proporción de ventas que tuvo ese rango el año pasado. Todos los rangos ganaron menos que el titular. El titular: precio mediano de casa +21.2% Casas del mismo tamaño, con la mezcla de tamaños del año pasado +14.2% Menos de 1,200 pies² (215 ventas) +6.1% 1,200 a 1,500 pies² (251) +14.5% 1,500 a 1,800 pies² (234) +17.6% 1,800 a 2,200 pies² (273) +15.1% 2,200 a 2,800 pies² (256) +12.9% 2,800 pies² o más (273, desde 209) +19.4% Ponderadas con la mezcla de tamaños del año pasado, las casas del mismo tamaño subieron cerca de 14% . Aproximadamente dos tercios del titular es precio y un tercio es mezcla. Una corrección a mi propia lectura: Agosto en cifras describió la ganancia de agosto como la misma casa costando más, porque la casa mediana vendida tuvo casi el mismo tamaño ambos años. Con esta medida, fue una conclusión apresurada. Incluso en agosto la mediana (+24%) se adelantó unos 7 puntos al precio por pie (+17%). El tamaño mediano es solo una parte de la mezcla. En lo que va del año, la casa ganó cerca de 14%, y la mezcla de lo que se vendió agregó el resto. Los condominios no tienen esa brecha. El condominio mediano subió 13.3% y el precio por pie cuadrado 12.8%, con el tamaño mediano casi igual, de 1,161 a 1,176 pies cuadrados. En condominios, el cambio de la mediana es el cambio de precio. Por distrito, la brecha corre en ambas direcciones. Dónde la mediana le ganó al precio por pie cuadrado, y dónde no Casas unifamiliares, del 1 de enero al 11 de septiembre de 2026 contra los mismos días de 2025: el cambio en el precio mediano de venta menos el cambio en la mediana del precio por pie cuadrado, en puntos porcentuales, calculado antes de redondear. Arcilla significa que la mediana se adelantó al precio por pie, por lo general porque se vendieron casas más grandes; azul, que el precio por pie se adelantó, a veces porque se vendieron casas más pequeñas. Cierres gobernados de POTM Command al 11 de septiembre de 2026. Los distritos 6 y 8 tuvieron menos de 30 ventas de casas en cada ventana (24 y 25; 17 y 26), muy pocas para que la brecha entre dos medianas signifique mucho, así que no se sombrean; sus cifras están en la tabla de abajo. D1 +1.3 D2 +3.9 D3 −1.4 D4 +7.7 D5 −2.7 D6 pocas D7 +8.7 D8 pocas D9 +1.8 D10 −2.0 El precio por pie se adelantó La mediana se adelantó +6.0 Toda la ciudad: la casa mediana subió 21.2%, el precio por pie cuadrado 15.2%. La casa mediana vendida pasó de 1,790 a 1,850 pies cuadrados +8.7 Distrito 7, la Marina y Pacific Heights: mediana +26.5%, por pie +17.8%, en 75 y 83 ventas +7.7 Distrito 4, Twin Peaks West: mediana +24.3%, por pie +16.6%. Su casa mediana vendida pasó de 2,010 a 2,118 pies cuadrados −2.7 Distrito 5, Noe, el Castro y el Haight: por pie +27.9% se adelantó a la mediana, +25.2%. Esa ganancia es precio, no mezcla Cada distrito en cifras Distrito (casas) Ventas 2025 / 2026 Precio mediano Cambio de la mediana Cambio por pie² Brecha, puntos Pies² medianos Proporción bajo 1,500 pies² Toda la ciudad 1,542 / 1,577 $1,692,500 a $2,052,000 +21.2% +15.2% +6.0 1,790 a 1,850 34% a 31% 1 Richmond 127 / 142 $2,315,000 a $2,615,000 +13.0% +11.6% +1.3 2,231 a 2,289 18% a 11% 2 Sunset, Parkside 298 / 301 $1,637,375 a $1,910,000 +16.7% +12.7% +3.9 1,594 a 1,704 42% a 36% 3 Lakeshore, Ingleside 97 / 113 $1,360,000 a $1,500,206 +10.3% +11.7% −1.4 1,691 a 1,599 37% a 44% 4 Twin Peaks West 222 / 211 $1,941,000 a $2,412,000 +24.3% +16.6% +7.7 2,010 a 2,118 26% a 22% 5 Noe, Castro, Haight 215 / 209 $2,555,000 a $3,200,000 +25.2% +27.9% −2.7 2,049 a 2,078 22% a 21% 6 Hayes Valley, NoPa 24 / 25 $2,900,000 a $4,090,000 +41.0% +37.9% +3.2, pocas 2,615 a 2,831 4% a 12% 7 Marina, Pacific Heights 75 / 83 $5,437,000 a $6,880,000 +26.5% +17.8% +8.7 3,983 a 4,058 2% a 0% 8 Nob Hill, Russian Hill, centro 17 / 26 $3,000,000 a $4,275,000 +42.5% +24.0% +18.5, pocas 2,100 a 2,680 29% a 12% 9 SoMa, Mission, Potrero, Bernal 166 / 168 $1,650,302 a $2,000,000 +21.2% +19.4% +1.8 1,630 a 1,765 43% a 35% 10 Bayview, Excelsior 301 / 299 $1,075,000 a $1,180,000 +9.8% +11.8% −2.0 1,445 a 1,450 53% a 54% En el Distrito 4 (Twin Peaks West) la mediana se adelantó unos 8 puntos al precio por pie mientras su casa mediana vendida pasaba de 2,010 a 2,118 pies cuadrados. El Distrito 2, el Sunset y Parkside, se adelantó cerca de 4 puntos mientras su casa mediana vendida pasaba de 1,594 a 1,704. El Distrito 7 (la Marina, Pacific Heights) se adelantó cerca de 9 puntos casi sin cambio en el tamaño mediano (3,983 a 4,058 pies cuadrados), así que ahí la brecha no es simple mezcla de tamaños; con 75 y 83 ventas, importa más cuáles viviendas se vendieron. El Distrito 5 (Noe, el Castro, el Haight) fue al revés: el precio por pie subió 27.9% contra una mediana de 25.2%, así que esa ganancia es precio, no mezcla. Los distritos 1, 3, 9 y 10 se movieron dentro de 2 puntos. El Distrito 3, del lado de Lakeshore e Ingleside, es además donde se vendieron más casas pequeñas, 44% de las ventas por debajo de 1,500 pies cuadrados contra 37%, lo que frena su mediana. La regla práctica: cuando valúe una casa o juzgue una oferta, use el precio por pie cuadrado de casas cercanas del mismo tamaño, no el cambio de la mediana de la ciudad. La mediana es un buen termómetro y una mala regla. Es otra vez la lección de la Edición #22 : usted compra pies cuadrados. Lo que significa para usted Si compra: el estante es la palanca. Septiembre está agregando opciones, y tener más viviendas para comparar es lo mejor que le puede pasar a quien compra en este mercado. Fije su tope con el precio por pie cuadrado de viviendas cerradas del mismo tamaño en el vecindario, no con una mediana de titular. Aquí la puja ha seguido a la escasez, así que un vecindario con más en el estante merece una mirada más cercana. Si vende: fije el precio con las ventas por pie de casas como la suya, no con el titular del 21%, que carga cerca de 7 puntos de mezcla. Liste cuando la casa esté lista. En los últimos 12 meses la casa mediana se vendió en 12 días al 118% de lo pedido, y lo que usted controla es la preparación, no la semana que elija. Si está decidiendo si vender o no: nada aquí dice que deba hacerlo. Si necesita otra temporada para preparar la casa, o para decidir, tómela. Estas cifras describen el mercado; no toman la decisión por usted. Y para todos: estas son cifras de toda la ciudad. Su cuadra tiene su propio estante. Envíeme una dirección y le preparo el mismo análisis para su vecindario. En números Medida 2025 2026 Cambio Casas en venta, cierre de agosto (InfoSparks) 234 152 −35% Condominios y townhouses en venta, cierre de agosto 554 340 −39% TIC en venta, cierre de agosto 61 32 −48% Casas en venta, promedio de enero a agosto 294 186 −37% Condominios en venta, promedio de enero a agosto 665 434 −35% Meses de inventario en agosto, casas / condominios 1.3 / 3.1 0.8 / 1.6 Contratos nuevos, enero a agosto, casas 1,512 1,603 +6% Contratos nuevos, enero a agosto, condominios 1,503 1,810 +20% Ventas cerradas, enero a agosto, casas / condominios 1,497 / 1,458 1,518 / 1,661 +1% / +14% Meses de inventario de primavera (marzo a junio), casas 1.85 1.05 Mediana de venta sobre lista en primavera, casas (previsto para 2026: 126.2%) 111.1% 123.2% Mediana de venta sobre lista en primavera, condominios (previsto para 2026: 103.0%) 100.0% 101.8% Precio mediano de casa, 1 de enero al 11 de septiembre $1,692,500 $2,052,000 +21.2% Precio mediano de casa por pie², mismos días $1,014 $1,168 +15.2% Tamaño mediano de casa vendida, mismos días 1,790 pies² 1,850 pies² +3.4% Precio mediano de condominio / por pie², mismos días $1,125,000 / $986 $1,275,000 / $1,112 +13.3% / +12.8% Ventas de casas registradas como vendidas fuera del MLS, mismos días 87 de 1,542 (5.6%) 110 de 1,577 (7.0%) Casas activas en la descarga diaria, mínimo del 6 de septiembre / 14 de septiembre 116 / 201 Preguntas frecuentes ¿Por qué las viviendas de San Francisco se venden tan rápido en 2026? Porque hay muchas menos en venta. Al cierre de agosto de 2026, SFAR InfoSparks contó 152 casas unifamiliares y 340 condominios y townhouses en venta en San Francisco, contra 234 y 554 un año antes. De enero a agosto el estante de casas promedió 186 listados, 37% menos que los 294 de 2025, mientras los contratos nuevos de casas subieron 6%. Con 0.8 meses de inventario en agosto, el mercado se mueve rápido: en los 12 meses al 11 de septiembre la casa mediana se vendió en 12 días al 118% de lo pedido. ¿Cuántas viviendas hay en venta en San Francisco ahora mismo? En la descarga del MLS del 14 de septiembre de 2026 había 201 casas unifamiliares, 387 condominios y townhouses y 49 TIC activos (conteo diario de POTM Command), desde un mínimo de 116 casas el 6 de septiembre, en el fin de semana del Día del Trabajo. Si septiembre agrega a agosto lo que agregaron los últimos diez septiembres (10% a 63%), el estante de casas terminaría entre 168 y 248, por debajo del cierre de septiembre más bajo de la década, 302 en 2025. Es aritmética sobre la historia, no un pronóstico. ¿Las guerras de ofertas en San Francisco son mayores de lo que explica el poco inventario? No, con la evidencia disponible. De 2016 a 2025, la mediana de venta sobre lista de las casas en primavera siguió de cerca los meses de inventario (R cuadrada 0.76). Con los 1.05 meses de esta primavera, esa relación predice 126.2% de lo pedido; las casas se vendieron al 123.2%, 3.0 puntos abajo. Los condominios muestran lo mismo: previsto 103.0%, real 101.8%. Una advertencia: el inventario de 2026 es menor que el de cualquier primavera de los diez años, así que la predicción es una extrapolación. ¿De verdad los precios de las viviendas en San Francisco subieron 21% este año? La venta mediana de casa unifamiliar subió 21.2%, de $1,692,500 a $2,052,000 (del 1 de enero al 11 de septiembre de 2026 contra los mismos días de 2025). Cerca de un tercio de eso es mezcla: se vendieron más casas grandes, y la casa mediana vendida pasó de 1,790 a 1,850 pies cuadrados. El precio por pie cuadrado subió 15.2%, y las casas del mismo tamaño cerca de 14%. Los condominios no tienen esa brecha: mediana +13.3%, precio por pie cuadrado +12.8%. ¿Se están vendiendo viviendas fuera del mercado en vez de listarse? Algunas sí, y la proporción crece, pero no explica el estante vacío. Las ventas de casas registradas como vendidas fuera del MLS fueron 110 de 1,577 cierres del 1 de enero al 11 de septiembre de 2026 (7.0%), contra 87 de 1,542 (5.6%) en los mismos días de 2025. Es cerca de una venta de casa de cada catorce, mientras el número de casas en venta cayó más de un tercio. ¿Debo esperar más listados este otoño antes de comprar o vender? Solo si sus propios tiempos lo permiten. La ola de otoño está llegando (el estante de casas pasó de 116 a 201 en ocho días), y más opciones ayudan a quien compra. Pero incluso un septiembre normal dejaría el estante por debajo de todos los septiembres de la década, así que esperar no es una forma confiable de encontrar un mercado blando. Para quien vende, nada en estas cifras dice que deba listar este mes; en un mercado tan corto de inventario, una vivienda bien preparada importa más que la semana que elija. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #23 (esta edición) 15 sep 2026 Los compradores regresaron y el corredor sigue en lo pedido. Del 1 de junio al 11 de septiembre se vendieron 217 condominios en South of Market, South Beach, Mission Bay y Yerba Buena, contra 151 en los mismos días de 2025, a una mediana exactamente en lo pedido (97.6% hace un año) en 25 días (49 hace un año). La proporción vendida bajo lo pedido cayó de 71% a 39%. Sigue siendo el extremo negociador de la ciudad, con menos espacio que hace un año. #22 2 sep 2026 La segunda recámara más empinada de la ciudad. Los condominios de una recámara del corredor se vendieron a una mediana de $702,500 y los de dos a $1,350,000 en los últimos 12 meses, un escalón de $647,500 con 338 y 329 ventas, con ambos peldaños todavía en lo pedido o apenas por debajo (99.7% y 99.6%) en 34 y 23 días de mediana. El corredor sigue negociando, y el de una recámara negocia más tiempo. Ver las 19 lecturas anteriores Edición Fecha Lectura Llamado #21 30 ago 2026 Sigue siendo el extremo tranquilo del mapa. South Beach en lo pedido con 167 ventas y 29.9% por encima; SoMa, Mission Bay y Van Ness / Civic Center en lo pedido; Yerba Buena 1.7% por debajo. Mientras tanto, el 56.6% de los condominios de la ciudad ya supera lo pedido, contra 36.4% hace un año. El extremo negociador del mercado, con el piso subiendo por debajo. #20 25 ago 2026 Dos mercados, una etiqueta. Las torres del corredor siguen a lo pedido o por debajo en los últimos seis meses (South Beach en lo pedido con 168 ventas, Yerba Buena -2.2%) mientras los flats de cuota baja superaron 10%+ en el 59.9% de las ventas. Revise la cuota antes de planear la oferta. #19 18 ago 2026 Donde el efectivo compra más y grita menos. Los condominios del corredor corrieron 41.7% en efectivo en los últimos 12 meses, la concentración más pesada que sigue esta serie, y aun así efectivo y financiado cerraron al mismo precio, 99.2% contra 99.3% de lo pedido. Toda la ventaja del efectivo aquí es el reloj: 20 días de mediana en el mercado contra 39 financiado. El comprador financiado no cede nada en precio aquí; paga en paciencia. #17 9 ago 2026 Cero, la lectura más limpia que ha producido este marcador. En 368 cierres de condominios del corredor en lo que va de 2026, ninguno se vendió $1,000,000 sobre lo pedido, y el típico cerró un poco por debajo de lo pedido: South Beach 0.7% abajo en 183 ventas, South of Market 1.0% abajo en 79, Yerba Buena 2.4% abajo en 53, Mission Bay exactamente en lo pedido en 53. En una edición sobre dónde está el sobreprecio, el corredor es donde no está. La apertura de compra se mantiene, y esta edición mide exactamente qué tan amplia es. #16 6 ago 2026 Plano en todas las ventanas, que según esta edición es justamente el punto. Los condominios de South Beach marcan 100.0% de lo pedido a 30, 90 y 180 días y 99.0% en el año previo. South of Market marca 99.4, 99.8, 99.6 y 99.0. Cuatro ventanas, una respuesta. Cada carril de casas de esta edición se movió cuando se movió la ventana; el corredor no, y un segmento que se lee igual sin importar cómo lo corte es un segmento que no está girando. La apertura de compra se mantiene, y ahora está medida de cuatro maneras en vez de una. #15 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave El estante: 152 casas y 340 condominios y townhouses estaban en venta al cierre de agosto, contra 234 y 554 un año antes. De enero a agosto el estante de casas promedió 186 listados contra 294 (−37%), los condominios 434 contra 665 (−35%), las TIC 51 contra 80 (−36%). Cada mes de 2026 hasta ahora ha tenido menos casas en venta que el mismo mes de 2025. La compra separó los mercados: los contratos de casas subieron 6% y las ventas 1%, en un estante que empezó el año ya más bajo; los contratos de condominios subieron 20% y las ventas 14%, con compradores que regresaron con fuerza. Los conteos no separan menos vendedores de casas de compras más rápidas (mi lectura: ambas). Las casas se venden al 118% de lo pedido en 12 días; los condominios aún en lo pedido, en 18. La prueba de escasez: de 2016 a 2025, la venta sobre lista de primavera de las casas siguió de cerca los meses de inventario (R cuadrada 0.76). Los 1.05 meses de esta primavera predicen 126.2% de lo pedido; las casas se vendieron al 123.2%. Condominios: previsto 103.0%, real 101.8%. Mi lectura, consistente con la escasez y no una prueba: el sobreprecio es lo que produciría el estante, o un poco menos. Sobre las curvas ajustadas, reducir a la mitad los meses de inventario va con cerca de 18 puntos más de sobreprecio en casas y cerca de 4 en condominios. La ola de otoño está llegando: 116 casas en la descarga del 6 de septiembre, 201 al 14 de septiembre. Un septiembre que agregue lo que agregaron los últimos diez (10% a 63%) terminaría entre 168 y 248, aún por debajo del cierre de septiembre más bajo de la década, 302. Aritmética sobre la historia, no un pronóstico. La pregunta del 21%: la casa mediana subió 21.2% ($1,692,500 a $2,052,000) pero el precio por pie cuadrado subió 15.2% y las casas del mismo tamaño cerca de 14%, porque se vendieron casas más grandes (ventas de 2,800+ pies² de 209 a 273). Cerca de un tercio del titular es mezcla. Los condominios no tienen esa brecha: +13.3% la mediana, +12.8% por pie. Valúe una vivienda con ventas cercanas del mismo tamaño, no con la mediana de la ciudad. El precio mediano, la venta sobre lista y el tiempo en el mercado de cada vecindario de San Francisco están en vivo en el explorador del mercado , actualizado cada semana. Revise ahí el estante de su vecindario antes de fijar un presupuesto o un precio de lista. Fuentes y lecturas relacionadas Actividad de ventas por condado de la Asociación de Realtors de California, incluye el condado de San Francisco Edición #24: La segunda temporada, qué esperar este otoño Agosto de 2026 en cifras, el registro que esta edición explica Edición #14: La sequía, la historia del inventario en julio Edición #22: Lo que cuesta una recámara, por qué usted compra pies cuadrados Vender en San Francisco, empezando por si conviene Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuentes, cada una con su fecha. (1) SFAR InfoSparks, condado de San Francisco, serie mensual en el libro de POTM Command, datos al 1 de septiembre de 2026: viviendas en venta al cierre del mes, meses de inventario según se publican, pendientes nuevos y ventas cerradas sumados en los diez distritos. InfoSparks se mueve algunos listados entre lecturas conforme llegan reportes tardíos; Agosto en cifras usó una lectura en vivo del 5 de septiembre (151 casas, 338 condominios), y esta edición usa la serie mensual (152 y 340) para leer cada año de la misma manera, que es también por qué los cambios anuales difieren un poco (la semana pasada: casas -37%, condominios -38%; aquí: -35% y -39%). (2) Cierres gobernados del MLS de POTM Command al 11 de septiembre de 2026, 62,877 ventas cerradas gobernadas desde 2016, sin duplicados por parcela, con el filtro de plausibilidad de venta sobre lista; solo medianas, nunca promedios; el precio por pie cuadrado es la mediana de la razón de cada venta, y las ventas sin tamaño reportado quedan fuera de las cifras de tamaño. (3) Las descargas diarias del MLS de POTM Command, del 3 de agosto al 14 de septiembre de 2026, contando listados distintos con estatus activo en cada día de descarga completa; el 31 de agosto este conteo corrió cerca de 8% debajo de InfoSparks en casas (140 contra 152). La prueba de primavera empareja la mediana simple de venta sobre lista de los cierres de marzo a junio con el promedio de las cuatro lecturas mensuales de meses de inventario, ajusta 2016 a 2025 y ubica 2026 sobre el ajuste; el inventario de 2026 está por debajo del rango ajustado, así que su predicción es una extrapolación. Estas cifras se armaron primero para una presentación en la oficina de Compass y se recalcularon de forma independiente desde los datos crudos antes de publicarse. "Vendida fuera del MLS" marca una venta que no se hizo a través del MLS y se registró después; cuánta exposición tuvieron esas viviendas varía y no se ve en los datos. Las cifras de casas unifamiliares, de condominios y townhouses, y de TIC se mantienen separadas; se excluyen los edificios de 2 a 4 unidades. Información general, no un pronóstico, ni una valuación de una vivienda específica, ni asesoría legal, crediticia o fiscal. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## San Francisco Housing Market in Numbers, August 2026 | Paulo Serna
URL: https://www.pauloserna.com/blog/in-numbers/august-2026/

Paulo's Pulse ↗ In Numbers · August 2026, September 7, 2026 August 2026 in numbers: the fastest August in ten years August is usually the month the market catches its breath. This one did not. Here is what closed, what it sold for, how fast it went, and the four things the numbers say about the market you are walking into this fall. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published September 7, 2026 Data source Paulo’s Pulse , governed SFAR MLS data In Numbers · August 2026 14 days Median days on market for everything that closed in August, against 29 a year ago. More than half of all sales, 54%, were in contract within two weeks 119% Median sale-to-list for single-family houses, on 151 sales: the highest August in the ten years we track. Only 9% of houses sold under asking 548 Homes for sale in San Francisco at the end of August, 39% fewer than a year earlier, while new listings rose 9%. Everything that lists sells Every August I get the same question, phrased two ways. Buyers ask whether the summer lull is real. Sellers ask whether they missed the window. This year the closed sales answer both, and the answer is the same: there was no lull. This is the first edition of In Numbers , the monthly record. One month per edition, published the first week of the following month, on the same governed MLS data as Paulo's Pulse . The numbered POTM Blog issues say what the numbers mean. This series is the numbers. 1. The fastest August in ten years By the SFAR count, 374 homes closed in August, 3% more than a year ago. Across the 429 closes in POTM Command's governed set, which adds two-to-four unit buildings and every source MLS, the median sale was $1,557,000 and $1,038 per square foot . The median home went into contract in 14 days . A year ago it was 29. Two years ago, 27. The speed is the headline, not the price. In August 2025, one sale in three was in contract within two weeks and nearly one in three took more than 60 days. This August, more than half closed inside two weeks and one in six took more than 60 days. Across the ten Augusts since 2016, no month came close: 2017 and 2021, the two prior peaks, ran 16 days. The fastest August in ten years Median days on market for every home that closed in August, all property types, 2016 to 2026. The prior peaks, 2017 and 2021, ran 16 days. San Francisco MLS via POTM Command. 28 2016 16 2017 19 2018 18 2019 20 2020 16 2021 27 2022 27 2023 27 2024 29 2025 14 2026 The median price, for the record, is $7,000 above August 2021. Call it a tie with the old high, not a record. The competition numbers are not a tie. 2. Houses: the most competitive August on record, on every measure Single-family houses set ten-year August highs on the three numbers that describe a bidding war. Median sale-to-list: 119.3% of asking , against 115.2% at the 2021 peak. Share of houses clearing asking by 10% or more: 68.2% , against 61.6% in 2021. Share selling under asking: 8.6% , the lowest of the decade. Price per square foot: $1,088 , a decade high, on 151 sales. Two things keep this from being a size-mix story. The median house that sold in August was 1,704 square feet, essentially the same as last August's 1,660. And the year-over-year gains in price per square foot are as large as the gains in the median: +17% on $/sf, +24% on the median. This is the same house costing more, not a different house. 3. The condo turn Condos and townhouses were the slow lane for three years. In August 2025 the median condo took 48 days to sell, 58% closed under asking, and only 8% cleared asking by double digits. August 2026: 14 days , 26% of sales under asking, 26% clearing by 10% or more. Median $1,260,000 and $1,107 per square foot , both up 22% on the year, on 185 sales. The demand side says the same thing: condo pendings in August were up 25% on the year while active condo listings were down 38%. One caution before anyone rewrites the condo story entirely. The heat is in the neighborhood flat, not the tower. Downtown, Yerba Buena and South of Market still ran at or under asking this summer with 48 to 55 median days on market. Nob Hill sat exactly at asking. The condo market is two markets, and the June-through-August numbers say which one woke up. 4. Where asking price still means asking price Sort August by price band and a ladder appears. Price band Sale-to-list, Aug 2026 Aug 2025 Sales Cash share Under $1M 100% , exactly at asking 99% 106 33% $1M to $1.5M 108% 100% 88 28% $1.5M to $2M 112% 105% 93 35% $2M to $3M 117% 103% 81 34% $3M to $5M 117% 100% 47 60% $5M and up 109% 97% 14 40% Under $1,000,000 is the only band where the list price is still the price. The bands also moved. A year ago, 61% of August sales closed under $1.5 million. This August, 45% did. Sales between $2 million and $5 million went from 19% of the month to 30%. Read both ways at once: prices rose, and more expensive homes traded. 5. The west side wrote the wildest numbers. The Richmond posted the real appreciation. June through August, Central Sunset sold at a median 148% of asking on 32 sales, with 97% of sales over asking. Outer Parkside 137%. Parkside 133%. Sunnyside 131%. Those are pricing strategy as much as demand: on the west side, the list price has become an opening bid, a point made in Issue #17 . If you are shopping there, read the neighborhood's closed prices, not its list prices, and set your ceiling from those. The appreciation story is quieter and one district north. District 1, the Richmond, sold at $1,127 per square foot this summer against $851 a year ago, +32%, on 132 sales, and the median home that sold was the same size both years, about 2,270 square feet. District 4 (West Portal, Forest Hill, St. Francis Wood) ran +21% on $/sf, District 7 (Pacific Heights, the Marina) +26%, District 6 +24%. District 10, Bayview and the Excelsior, +10%. District 3, the Ingleside side, +3%, the softest reading in the city. Two maps of the same summer, June through August 2026. Left, the appreciation: each SFAR district's median price per square foot against the same three months of 2025, all property types, every district a Strong read (70 to 387 sales). Right, the bidding wars: each MLS neighborhood's typical sale as a percentage of its own asking price, same window. Neighborhoods with fewer than 15 closings are grey rather than guessed. Golden Gate Park, the Presidio and Lincoln Park are unshaded. San Francisco MLS via POTM Command. Price per square foot, change on the year Median $/sf, June to August 2026 against June to August 2025, by SFAR district D1 +32% D2 +18% D3 +3% D4 +21% D5 +18% D6 +24% D7 +26% D8 +14% D9 +15% D10 +10% 0% +35% Sale price over asking Median sale-to-list, June to August 2026, by MLS neighborhood; grey under 15 sales C. SUNSET +48.3% PARKSIDE +33.2% SUNNYSIDE +31.0% O. RICHMOND +25.9% BERNAL +23.3% NOE +15.7% PAC HTS +4.5% SOMA +0.0% DOWNTOWN -1.2% at asking +31% and above The two maps do not agree, and that is the point. The wildest overbids sit on the west side, where the list price has become an opening bid. The real appreciation sits one district north: the Richmond sold at $1,127 per square foot this summer against $851 a year ago, on homes of the same size. The unlabeled dark block on the western edge is Outer Parkside, +36.8%. 6. Cash: the highest August share in a decade, and still not the west-side story 35.7% of August sales with reported financing closed with cash. That is the highest August share in the ten years we track; it was 18.5% in 2017 and under 25% every August through 2023. Cash was 60% of the $3M to $5M band. But houses closed with cash only 29.7% of the time, and the west-side bidding wars above were overwhelmingly financed. Issue #18 found the same thing citywide, and a title company's numbers presented at our Compass citywide meeting on September 2 landed in the same place. Three sources, one reading: cash decides at the top; below $3 million the war is won with borrowed money and clean terms. 7. The number behind all of the above Supply. At the end of August there were 548 homes for sale in San Francisco, 39% fewer than a year earlier. Houses: 151 on the market, down 37%, and 0.8 months of supply. Condos: 338, down 38%, 1.6 months of supply. New listings were actually up 9% on the year; they simply did not last. Pending sales rose 15% citywide and 25% for condos while closed sales rose 3%. More buyers going into contract, more new listings arriving, and still a third fewer homes to choose from at any moment, because everything that lists sells. That is the whole story of this August in one line. What it means for September If you are selling a house: the fall listing wave is arriving into the thinnest supply in a decade, and August's closed prices are your comparables now, not spring's. Price to the neighborhood's closed numbers, not to what you hope a bidding war produces; the war shows up on its own. If you are buying: under $1 million, the market is behaving normally and you can negotiate. Above it, plan for the band's real sale-to-list, not the list price, and have your financing and terms ready before the open house. The homes that closed in 14 days did not wait for anyone's second weekend. If you are deciding whether to sell at all: nothing here says you must. A market this fast rewards preparation more than timing. If the house is not ready, September is not better than November. Three August sales worth knowing 2033 Baker Street, Pacific Heights. Listed at $3,995,000, closed at $6,625,000 in five days: $2.63 million over asking, the largest dollar overbid of the month. 885 Head Street, Ingleside Terraces. Listed at $1,150,000, closed at $2,305,000: 200% of asking, the largest percentage overbid of the month. Note the list price. 570 El Camino Del Mar, Sea Cliff. $9,988,000, cash, seven days. The largest sale of the month. By the numbers Measure August 2026 August 2025 Homes for sale, end of month (SFAR) 548 down 38.6% on the year Months of supply (SFAR) 1.2 down 45.5% Pending sales (SFAR) 437 up 15.0% New listings (SFAR) 480 up 8.6% Closed sales (SFAR) 374 up 3.0% Governed closes in the POTM set (through Sep 4) 429 412 Median price, all types $1,557,000 $1,317,500 Median $/sf, all types $1,038 $857 Median days on market 14 29 Sold within 14 days 54% of sales 34% Sold over asking 65% of sales 44% Sold 10%+ over asking 44% of sales 25% Cash share (reported financing) 36% 31% Houses: median / $/sf / sale-to-list $1,860,000 / $1,088 / 119.3% (151) $1,500,000 / $927 / 109.0% (161) Houses: for sale / months supply / pending (SFAR) 151 / 0.8 / 170 down 36.6% / down 38.5% / up 9.0% Condos and TH: median / $/sf / days on market $1,260,000 / $1,107 / 14 (185) $1,030,000 / $903 / 48 (168) Condos: for sale / months supply / pending (SFAR) 338 / 1.6 / 228 down 38.2% / down 48.4% / up 24.6% TIC: median / sale-to-list / days on market $1,007,500 / 109.7% / 12 (30) $930,000 / 100.2% / 42 (25) 2 to 4 units: median / sale-to-list $2,250,000 / 101.7% (63) $1,627,500 / 97.3% (58) Reliability: every citywide and type-level row is Strong (30 or more sales) except the two TIC months, which are Directional at 25 and 30 sales. District reads use June through August and are Strong in every district shown. Frequently asked questions How fast did homes sell in San Francisco in August 2026? The median home that closed in August 2026 went into contract in 14 days, against 29 in August 2025 and 27 in August 2024. 54% of sales were in contract within two weeks and one in six took more than 60 days. It was the fastest August in the ten years since 2016; the prior peaks, 2017 and 2021, ran 16 days. What was the median home price in San Francisco in August 2026? $1,557,000 across all property types, at $1,038 per square foot, on 429 governed closed sales recorded through September 4, 2026. Single-family houses had a median of $1,860,000 ($1,088 per square foot, 151 sales); condos and townhouses $1,260,000 ($1,107 per square foot, 185 sales); TICs $1,007,500 (30 sales); two-to-four unit buildings $2,250,000 (63 sales). The all-types median is $7,000 above August 2021, a tie with the old high rather than a record. Are San Francisco condos selling over asking again? Many are. In August 2026 the median condo or townhouse sold in 14 days, against 48 in August 2025, and the share selling under asking fell from 58% to 26% of sales. Condo pendings were up 25% on the year while active condo listings were down 38%. The turn is in neighborhood flats, not towers: Downtown, Yerba Buena and South of Market still sold at or under asking this summer with 48 to 55 median days on market. How much housing inventory does San Francisco have? 548 homes were for sale in San Francisco County at the end of August 2026, 39% fewer than a year earlier, per SFAR InfoSparks. Houses: 151 for sale and 0.8 months of supply. Condos: 338 for sale and 1.6 months of supply. New listings were up 9% on the year and pending sales up 15%, so the low count is absorption, not a listing drought: everything that lists sells. Which price range is still selling at asking price in San Francisco? Under $1,000,000. In August 2026 the median sale in that band closed exactly at asking on 106 sales, the only band where the list price is still the price. Every band above it cleared asking: $1M to $1.5M at 108%, $1.5M to $2M at 112%, $2M to $3M at 117%, $3M to $5M at 117% with 60% of buyers paying cash, and $5M and up at 109% on 14 sales. Is August a bad month to sell a home in San Francisco? Not in 2026. August is usually the month the market slows, and this August was the fastest in ten years, with houses at a median 119% of asking. What the numbers reward is preparation more than timing: a market this fast does not wait for a second weekend, and a home that is not ready does not sell better in September than in November. Takeaways The speed is the headline: 14 median days on market for everything that closed in August, against 29 a year ago and 27 two years ago. 54% of sales were in contract within two weeks; one in six took more than 60 days, against nearly one in three last August. No August since 2016 came close; the 2017 and 2021 peaks ran 16 days. Houses set ten-year August highs on the three bidding-war numbers: 119.3% of asking (115.2% at the 2021 peak), 68.2% of sales clearing asking by 10% or more, 8.6% of sales under asking. Median $1,860,000 and $1,088 per square foot on 151 sales, on a house the same size as last August's. Same house, more money. Condos turned: 48 median days on market in August 2025, 14 this August; the share selling under asking fell from 58% to 26% of sales. Median $1,260,000 and $1,107 per square foot, both up 22%, on 185 sales. The heat is in the neighborhood flat, not the tower: Downtown, Yerba Buena and SoMa still ran at or under asking. By price band: under $1 million sold exactly at asking, the only band where the list price is still the price. $1M to $1.5M ran 108%, $1.5M to $2M 112%, $2M to $3M 117%, $3M to $5M 117% with 60% of buyers paying cash, $5M and up 109%. Sales between $2M and $5M went from 19% of the month to 30%. Supply is the number behind all of it: 548 homes for sale at the end of August, down 39% on the year (houses 151, 0.8 months of supply; condos 338, 1.6 months). New listings were up 9% and pendings up 15%, 25% for condos. Cash was 35.7% of sales with reported financing, the highest August share in a decade, and still only 29.7% of houses. The same cut for every San Francisco neighborhood, refreshed weekly: Paulo’s Pulse, the research lab . September 2026 > Sources and further reading California Association of Realtors county sales activity, including San Francisco County Topic: San Francisco overbidding, the whole question in one place Topic: cash buyers in San Francisco Issue #23: Empty Shelves, what August's numbers mean Issue #17: The Overbid Map Is Not the Heat Map, why west-side list prices are opening bids Issue #22: What a Bedroom Costs, the price of each rung Selling in San Francisco, starting with whether you should How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command, governed MLS analytics, 62,740 governed closed sales as of September 4, 2026. Closed sales dated in the named month, parcel-deduplicated, sale-to-list plausibility band applied. Medians throughout; no averages. Cash share counts only sales that reported financing. Inventory, months of supply, pending, new-listing and closed-sale counts are SFAR InfoSparks, San Francisco County, August 2026, all attached and detached homes; the POTM set is larger because it includes two-to-four unit buildings and every source MLS. Year-ago comparisons are August 2025 on the same rule. District and neighborhood reads use June through August so no district sits on a thin month. Data deemed reliable but not guaranteed, subject to change, correction and revision; no claim of 100% accuracy. Paulo does not give legal, tax or financial advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options Every month Or call (408) 834-9161 - paulo@levelupgroup.com

## El mercado de vivienda de San Francisco en cifras, agosto de 2026 | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/en-cifras/agosto-2026/

Pulso de Paulo ↗ En cifras · agosto de 2026, 7 de septiembre de 2026 Agosto de 2026 en cifras: el agosto más rápido en diez años Agosto suele ser el mes en que el mercado toma aire. Este no lo hizo. Aquí está qué cerró, en cuánto se vendió, qué tan rápido se fue y las cuatro cosas que dicen los números del mercado que le espera este otoño. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 7 de septiembre de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR En cifras · agosto de 2026 14 días Días medianos en el mercado de todo lo que cerró en agosto, contra 29 hace un año. Más de la mitad de las ventas, el 54%, estaba en contrato en dos semanas 119% Venta sobre lista mediana de casas unifamiliares, en 151 ventas: el agosto más alto de los diez años que seguimos. Solo el 9% de las casas se vendió por debajo de lo pedido 548 Viviendas en venta en San Francisco al cierre de agosto, 39% menos que un año antes, mientras los listados nuevos subieron 9%. Todo lo que sale se vende Cada agosto recibo la misma pregunta, dicha de dos maneras. Los compradores preguntan si la calma del verano es real. Los vendedores preguntan si perdieron la ventana. Este año las ventas cerradas responden a ambos, y la respuesta es la misma: no hubo calma. Esta es la primera edición de En cifras , el registro mensual. Un mes por edición, publicada la primera semana del mes siguiente, con los mismos datos gobernados del MLS que Pulso de Paulo . Las ediciones numeradas del POTM Blog dicen qué significan los números. Esta serie son los números. 1. El agosto más rápido en diez años Por el conteo de SFAR, 374 viviendas cerraron en agosto, 3% más que hace un año. En los 429 cierres del conjunto gobernado de POTM Command, que suma edificios de dos a cuatro unidades y cada MLS de origen, la venta mediana fue de $1,557,000 y $1,038 por pie cuadrado . La vivienda mediana entró en contrato en 14 días . Hace un año fueron 29. Hace dos, 27. El titular es la velocidad, no el precio. En agosto de 2025, una venta de cada tres estaba en contrato en dos semanas y casi una de cada tres tardó más de 60 días. Este agosto, más de la mitad cerró en dos semanas y una de cada seis tardó más de 60 días. En los diez agostos desde 2016, ningún mes se acercó: 2017 y 2021, los dos picos anteriores, corrieron 16 días. El agosto más rápido en diez años Días medianos en el mercado de cada vivienda que cerró en agosto, todos los tipos, 2016 a 2026. Los picos anteriores, 2017 y 2021, corrieron 16 días. MLS de San Francisco vía POTM Command. 28 2016 16 2017 19 2018 18 2019 20 2020 16 2021 27 2022 27 2023 27 2024 29 2025 14 2026 El precio mediano, para el registro, está $7,000 por encima de agosto de 2021. Llámelo un empate con el máximo anterior, no un récord. Las cifras de competencia no son un empate. 2. Casas: el agosto más competido del registro, en cada medida Las casas unifamiliares marcaron máximos de diez agostos en las tres cifras que describen una guerra de ofertas. Venta sobre lista mediana: 119.3% de lo pedido , contra 115.2% en el pico de 2021. Parte de las casas que superó lo pedido por 10% o más: 68.2% , contra 61.6% en 2021. Parte vendida por debajo de lo pedido: 8.6% , la más baja de la década. Precio por pie cuadrado: $1,088 , máximo de la década, en 151 ventas. Dos cosas evitan que esto sea una historia de mezcla de tamaños. La casa mediana que se vendió en agosto tenía 1,704 pies cuadrados, prácticamente lo mismo que los 1,660 del agosto pasado. Y las ganancias anuales en precio por pie cuadrado son tan grandes como las de la mediana: +17% en $/pie², +24% en la mediana. Es la misma casa costando más, no una casa distinta. 3. El giro de los condominios Los condominios y townhouses fueron el carril lento durante tres años. En agosto de 2025 el condominio mediano tardó 48 días en venderse, el 58% cerró por debajo de lo pedido y solo el 8% superó lo pedido por dos dígitos. Agosto de 2026: 14 días , 26% de las ventas por debajo de lo pedido, 26% superando por 10% o más. Mediana de $1,260,000 y $1,107 por pie cuadrado , ambas 22% arriba en el año, en 185 ventas. El lado de la demanda dice lo mismo: los pendientes de condominios en agosto subieron 25% en el año mientras los listados activos de condominios bajaron 38%. Una advertencia antes de que alguien reescriba por completo la historia de los condominios. El calor está en el piso de barrio, no en la torre. Downtown, Yerba Buena y South of Market siguieron a lo pedido o por debajo este verano, con 48 a 55 días medianos en el mercado. Nob Hill quedó exactamente a lo pedido. El mercado de condominios son dos mercados, y las cifras de junio a agosto dicen cuál despertó. 4. Dónde el precio pedido todavía significa precio pedido Ordene agosto por rango de precio y aparece una escalera. Rango de precio Venta sobre lista, ago 2026 Ago 2025 Ventas Cuota en efectivo Menos de $1M 100% , exactamente a lo pedido 99% 106 33% $1M a $1.5M 108% 100% 88 28% $1.5M a $2M 112% 105% 93 35% $2M a $3M 117% 103% 81 34% $3M a $5M 117% 100% 47 60% $5M o más 109% 97% 14 40% Menos de $1,000,000 es el único rango donde el precio de lista sigue siendo el precio. Los rangos también se movieron. Hace un año, el 61% de las ventas de agosto cerró por debajo de $1.5 millones. Este agosto, el 45%. Las ventas entre $2 millones y $5 millones pasaron del 19% del mes al 30%. Léalo de las dos maneras a la vez: los precios subieron, y se vendieron viviendas más caras. 5. El lado oeste escribió las cifras más salvajes. El Richmond registró la apreciación real. De junio a agosto, Central Sunset se vendió a una mediana del 148% de lo pedido en 32 ventas, con el 97% de las ventas por encima de lo pedido. Outer Parkside 137%. Parkside 133%. Sunnyside 131%. Eso es estrategia de precio tanto como demanda: en el lado oeste, el precio de lista se volvió una oferta inicial, un punto planteado en la Edición #17 . Si usted compra ahí, lea los precios cerrados del vecindario, no sus precios de lista, y fije su techo a partir de ellos. La historia de la apreciación es más callada y está un distrito al norte. El Distrito 1, el Richmond, se vendió a $1,127 por pie cuadrado este verano contra $851 hace un año, +32%, en 132 ventas, y la vivienda mediana que se vendió tenía el mismo tamaño en ambos años, unos 2,270 pies cuadrados. El Distrito 4 (West Portal, Forest Hill, St. Francis Wood) corrió +21% en $/pie², el Distrito 7 (Pacific Heights, la Marina) +26%, el Distrito 6 +24%. El Distrito 10, Bayview y el Excelsior, +10%. El Distrito 3, el lado de Ingleside, +3%, la lectura más suave de la ciudad. Dos mapas del mismo verano, de junio a agosto de 2026. A la izquierda, la apreciación: el precio mediano por pie cuadrado de cada distrito de SFAR contra los mismos tres meses de 2025, todos los tipos, cada distrito una lectura Sólida (70 a 387 ventas). A la derecha, las guerras de ofertas: la venta típica de cada vecindario del MLS como porcentaje de su propio precio pedido, la misma ventana. Los vecindarios con menos de 15 cierres van en gris en lugar de adivinarse. Golden Gate Park, el Presidio y Lincoln Park quedan sin sombrear. MLS de San Francisco vía POTM Command. Precio por pie cuadrado, cambio anual Mediana de $/pie², junio a agosto de 2026 contra junio a agosto de 2025, por distrito de SFAR D1 +32% D2 +18% D3 +3% D4 +21% D5 +18% D6 +24% D7 +26% D8 +14% D9 +15% D10 +10% 0% +35% Precio de venta sobre lo pedido Venta sobre lista mediana, junio a agosto de 2026, por vecindario del MLS; gris con menos de 15 ventas C. SUNSET +48.3% PARKSIDE +33.2% SUNNYSIDE +31.0% O. RICHMOND +25.9% BERNAL +23.3% NOE +15.7% PAC HTS +4.5% SOMA +0.0% DOWNTOWN -1.2% a lo pedido +31% o más Los dos mapas no coinciden, y ese es el punto. Las sobreofertas más salvajes están en el lado oeste, donde el precio de lista se volvió una oferta inicial. La apreciación real está un distrito al norte: el Richmond se vendió a $1,127 por pie cuadrado este verano contra $851 hace un año, en viviendas del mismo tamaño. El bloque oscuro sin etiqueta en el borde oeste es Outer Parkside, +36.8%. 6. Efectivo: la cuota de agosto más alta en una década, y todavía no es la historia del oeste El 35.7% de las ventas de agosto con financiamiento reportado cerró en efectivo. Es la cuota de agosto más alta de los diez años que seguimos; fue 18.5% en 2017 y menos de 25% cada agosto hasta 2023. El efectivo fue el 60% del rango de $3M a $5M. Pero las casas cerraron en efectivo solo el 29.7% de las veces, y las guerras de ofertas del lado oeste de arriba fueron abrumadoramente financiadas. La Edición #18 encontró lo mismo en toda la ciudad, y las cifras de una compañía de títulos presentadas en nuestra reunión general de Compass el 2 de septiembre llegaron al mismo lugar. Tres fuentes, una lectura: el efectivo decide en la cima; por debajo de $3 millones la guerra se gana con dinero prestado y términos limpios. 7. La cifra detrás de todo lo anterior La oferta. Al cierre de agosto había 548 viviendas en venta en San Francisco, 39% menos que un año antes. Casas: 151 en el mercado, 37% menos, y 0.8 meses de oferta. Condominios: 338, 38% menos, 1.6 meses de oferta. Los listados nuevos de hecho subieron 9% en el año; simplemente no duraron. Las ventas pendientes subieron 15% en la ciudad y 25% en condominios mientras las ventas cerradas subieron 3%. Más compradores entrando en contrato, más listados nuevos llegando, y aun así un tercio menos de viviendas para elegir en cualquier momento, porque todo lo que sale se vende. Esa es toda la historia de este agosto en una línea. Qué significa para septiembre Si usted vende una casa: la ola de listados de otoño llega a la oferta más delgada en una década, y los precios cerrados de agosto son ahora sus comparables, no los de la primavera. Ponga el precio con las cifras cerradas del vecindario, no con lo que espera que produzca una guerra de ofertas; la guerra aparece sola. Si usted compra: por debajo de $1 millón, el mercado se comporta con normalidad y usted puede negociar. Por encima, planee con la venta sobre lista real del rango, no con el precio de lista, y tenga su financiamiento y sus términos listos antes del open house. Las viviendas que cerraron en 14 días no esperaron el segundo fin de semana de nadie. Si usted decide si vender o no: nada aquí dice que deba hacerlo. Un mercado así de rápido premia la preparación más que el momento. Si la casa no está lista, septiembre no es mejor que noviembre. Tres ventas de agosto que vale conocer 2033 Baker Street, Pacific Heights. Listada en $3,995,000, cerró en $6,625,000 en cinco días: $2.63 millones sobre lo pedido, la sobreoferta más grande del mes en dólares. 885 Head Street, Ingleside Terraces. Listada en $1,150,000, cerró en $2,305,000: 200% de lo pedido, la sobreoferta más grande del mes en porcentaje. Fíjese en el precio de lista. 570 El Camino Del Mar, Sea Cliff. $9,988,000, en efectivo, siete días. La venta más grande del mes. En números Medida Agosto 2026 Agosto 2025 Viviendas en venta, cierre de mes (SFAR) 548 38.6% menos en el año Meses de oferta (SFAR) 1.2 45.5% menos Ventas pendientes (SFAR) 437 15.0% más Listados nuevos (SFAR) 480 8.6% más Ventas cerradas (SFAR) 374 3.0% más Cierres gobernados en el conjunto POTM (hasta el 4 de sep) 429 412 Precio mediano, todos los tipos $1,557,000 $1,317,500 Mediana de $/pie², todos los tipos $1,038 $857 Días medianos en el mercado 14 29 Vendido en 14 días 54% de las ventas 34% Vendido sobre lo pedido 65% de las ventas 44% Vendido 10% o más sobre lo pedido 44% de las ventas 25% Cuota en efectivo (financiamiento reportado) 36% 31% Casas: mediana / $/pie² / venta sobre lista $1,860,000 / $1,088 / 119.3% (151) $1,500,000 / $927 / 109.0% (161) Casas: en venta / meses de oferta / pendientes (SFAR) 151 / 0.8 / 170 36.6% menos / 38.5% menos / 9.0% más Condominios y TH: mediana / $/pie² / días en el mercado $1,260,000 / $1,107 / 14 (185) $1,030,000 / $903 / 48 (168) Condominios: en venta / meses de oferta / pendientes (SFAR) 338 / 1.6 / 228 38.2% menos / 48.4% menos / 24.6% más TIC: mediana / venta sobre lista / días en el mercado $1,007,500 / 109.7% / 12 (30) $930,000 / 100.2% / 42 (25) 2 a 4 unidades: mediana / venta sobre lista $2,250,000 / 101.7% (63) $1,627,500 / 97.3% (58) Confiabilidad: cada fila de la ciudad y por tipo es Sólida (30 ventas o más) salvo los dos meses de TIC, que son Direccionales con 25 y 30 ventas. Las lecturas por distrito usan de junio a agosto y son Sólidas en cada distrito mostrado. Preguntas frecuentes ¿Qué tan rápido se vendieron las viviendas en San Francisco en agosto de 2026? La vivienda mediana que cerró en agosto de 2026 entró en contrato en 14 días, contra 29 en agosto de 2025 y 27 en agosto de 2024. El 54% de las ventas estaba en contrato en dos semanas y una de cada seis tardó más de 60 días. Fue el agosto más rápido de los diez años desde 2016; los picos anteriores, 2017 y 2021, corrieron 16 días. ¿Cuál fue el precio mediano de una vivienda en San Francisco en agosto de 2026? $1,557,000 en todos los tipos de propiedad, a $1,038 por pie cuadrado, en 429 ventas cerradas gobernadas registradas hasta el 4 de septiembre de 2026. Las casas unifamiliares tuvieron una mediana de $1,860,000 ($1,088 por pie cuadrado, 151 ventas); los condominios y townhouses $1,260,000 ($1,107 por pie cuadrado, 185 ventas); los TIC $1,007,500 (30 ventas); los edificios de dos a cuatro unidades $2,250,000 (63 ventas). La mediana de todos los tipos está $7,000 por encima de agosto de 2021, un empate con el máximo anterior más que un récord. ¿Los condominios de San Francisco se están vendiendo otra vez por encima de lo pedido? Muchos sí. En agosto de 2026 el condominio o townhouse mediano se vendió en 14 días, contra 48 en agosto de 2025, y la parte vendida por debajo de lo pedido cayó del 58% al 26% de las ventas. Los pendientes de condominios subieron 25% en el año mientras los listados activos de condominios bajaron 38%. El giro está en los pisos de barrio, no en las torres: Downtown, Yerba Buena y South of Market siguieron vendiéndose a lo pedido o por debajo este verano, con 48 a 55 días medianos en el mercado. ¿Cuánto inventario de vivienda tiene San Francisco? 548 viviendas estaban en venta en el condado de San Francisco al cierre de agosto de 2026, 39% menos que un año antes, según SFAR InfoSparks. Casas: 151 en venta y 0.8 meses de oferta. Condominios: 338 en venta y 1.6 meses de oferta. Los listados nuevos subieron 9% en el año y las ventas pendientes 15%, así que el conteo bajo es absorción, no sequía de listados: todo lo que sale se vende. ¿Qué rango de precio sigue vendiéndose a lo pedido en San Francisco? Menos de $1,000,000. En agosto de 2026 la venta mediana de ese rango cerró exactamente a lo pedido en 106 ventas, el único rango donde el precio de lista sigue siendo el precio. Todos los rangos por encima superaron lo pedido: de $1M a $1.5M al 108%, de $1.5M a $2M al 112%, de $2M a $3M al 117%, de $3M a $5M al 117% con el 60% de los compradores pagando en efectivo, y $5M o más al 109% en 14 ventas. ¿Es agosto un mal mes para vender una vivienda en San Francisco? No en 2026. Agosto suele ser el mes en que el mercado se frena, y este agosto fue el más rápido en diez años, con las casas a una mediana del 119% de lo pedido. Lo que premian los números es la preparación más que el momento: un mercado así de rápido no espera un segundo fin de semana, y una vivienda que no está lista no se vende mejor en septiembre que en noviembre. Puntos clave La velocidad es el titular: 14 días medianos en el mercado para todo lo que cerró en agosto, contra 29 hace un año y 27 hace dos. El 54% de las ventas estaba en contrato en dos semanas; una de cada seis tardó más de 60 días, contra casi una de cada tres el agosto pasado. Ningún agosto desde 2016 se acercó; los picos de 2017 y 2021 corrieron 16 días. Las casas marcaron máximos de diez agostos en las tres cifras de una guerra de ofertas: 119.3% de lo pedido (115.2% en el pico de 2021), 68.2% de las ventas superando lo pedido por 10% o más, 8.6% de las ventas por debajo. Mediana de $1,860,000 y $1,088 por pie cuadrado en 151 ventas, en una casa del mismo tamaño que la del agosto pasado. La misma casa, más dinero. Los condominios giraron: 48 días medianos en el mercado en agosto de 2025, 14 este agosto; la parte vendida por debajo de lo pedido cayó del 58% al 26% de las ventas. Mediana de $1,260,000 y $1,107 por pie cuadrado, ambas 22% arriba, en 185 ventas. El calor está en el piso de barrio, no en la torre: Downtown, Yerba Buena y SoMa siguieron a lo pedido o por debajo. Por rango de precio: menos de $1 millón se vendió exactamente a lo pedido, el único rango donde el precio de lista sigue siendo el precio. De $1M a $1.5M corrió al 108%, de $1.5M a $2M al 112%, de $2M a $3M al 117%, de $3M a $5M al 117% con el 60% de los compradores pagando en efectivo, $5M o más al 109%. Las ventas entre $2M y $5M pasaron del 19% del mes al 30%. La oferta es la cifra detrás de todo: 548 viviendas en venta al cierre de agosto, 39% menos que hace un año (casas 151, 0.8 meses de oferta; condominios 338, 1.6 meses). Los listados nuevos subieron 9% y los pendientes 15%, 25% en condominios. El efectivo fue el 35.7% de las ventas con financiamiento reportado, la cuota de agosto más alta en una década, y aun así solo el 29.7% de las casas. El mismo corte para cada vecindario de San Francisco, actualizado cada semana: Pulso de Paulo, el laboratorio de datos . septiembre de 2026 > Fuentes y lecturas relacionadas Actividad de ventas por condado de la Asociación de Realtors de California, incluye el condado de San Francisco Tema: el sobreprecio en San Francisco, toda la pregunta en un lugar Tema: compradores en efectivo en San Francisco Edición #23: Estantes vacíos, lo que significan las cifras de agosto Edición #17: El mapa de sobreofertas no es el mapa de calor, por qué los precios de lista del oeste son ofertas iniciales Edición #22: Lo que cuesta una recámara, el precio de cada peldaño Vender en San Francisco, empezando por si conviene Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, 62,740 ventas cerradas gobernadas al 4 de septiembre de 2026. Ventas cerradas con fecha en el mes indicado, deduplicadas por parcela, con la banda de plausibilidad de venta sobre lista aplicada. Medianas en todo el texto; sin promedios. La cuota de efectivo cuenta solo ventas que reportaron financiamiento. Inventario, meses de oferta, pendientes, listados nuevos y ventas cerradas son de SFAR InfoSparks, condado de San Francisco, agosto de 2026, viviendas adosadas y separadas; el conjunto POTM es mayor porque incluye edificios de dos a cuatro unidades y cada MLS de origen. Las comparaciones anuales son agosto de 2025 con la misma regla. Las lecturas por distrito y vecindario usan de junio a agosto para que ningún distrito descanse en un mes delgado. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión; sin pretensión de 100% de exactitud. Paulo no da asesoría legal, fiscal ni financiera. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todos los meses O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #22: What a Bedroom Costs | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-22-what-a-bedroom-costs/

Paulo's Pulse ↗ POTM Blog Issue #22, September 2, 2026 What a Bedroom Costs Every search starts with a bedroom count, so here is the price of each rung: what a two, three and four bedroom home sold for over the last 12 months, in every district. Then the harder question. At the same square footage, is the extra bedroom worth anything at all? By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published September 2, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #22 · The numbers $469K What the third bedroom adds to a San Francisco house: median $1,400,000 for two bedrooms, $1,869,000 for three, on 485 and 894 sales $831K What the fourth bedroom adds: median $2,700,000 on 607 sales. The fourth costs nearly twice what the third does $1,130 Median price per square foot for two, three and four bedroom houses alike: $1,132, $1,125 and $1,138. The bedroom is a label for size Every home search in San Francisco begins the same way: a bedroom count typed into a filter. Two for a couple, three for a family, four for the family that intends to stay. So this issue answers the question the filter implies and nobody prices out loud. What does each bedroom cost? Then it asks the question that actually decides whether you overpay: at the same square footage, is the extra bedroom worth anything? The short answer, from 4,804 closed sales over the last 12 months: the third bedroom in a house costs about $469,000 and the fourth about $831,000 , and almost none of that money is the bedroom. It is the square feet the bedroom sits in. How much does a 2, 3 or 4 bedroom house cost in San Francisco? Over the 12 months ending September 1, 2026, the median two-bedroom single-family house sold for $1,400,000 , the median three-bedroom for $1,869,000 and the median four-bedroom for $2,700,000 , on 485, 894 and 607 sales. Five or more bedrooms, a smaller and stranger group that runs from Excelsior in-law warrens to Pacific Heights mansions, sold at a median of about $3,305,000 on 264 sales. Read as steps: the third bedroom adds $469,000, a 33.5% climb. The fourth adds $831,000, a 44.5% climb, nearly twice the third in dollars. The ladder is not evenly spaced, and it gets steeper as you go up. The bedroom ladder: median sold price by bedroom count Closed sales September 2, 2025 through September 1, 2026. The step between rungs is computed from the exact medians before rounding. Houses with five or more bedrooms and condos with four are shown for scale. San Francisco MLS via POTM Command. HOUSES $1.40M 2 bed 485 sales $1.87M 3 bed 894 sales +$469K $2.70M 4 bed 607 sales +$831K $3.31M 5+ bed 264 sales +$605K CONDOS AND TOWNHOUSES $730K 1 bed 823 sales $1.35M 2 bed 1,089 sales +$620K $1.90M 3 bed 507 sales +$550K $2.53M 4 bed 74 sales +$625K How much does a 1, 2 or 3 bedroom condo cost? Condos and townhouses climb their own ladder from a lower first rung: $730,000 for one bedroom on 823 sales, $1,350,000 for two on 1,089 sales, $1,900,000 for three on 507, and $2,525,000 for four on a thin 74. The second bedroom is the big jump in condo country, $620,000 and an 85% climb, because the one-bedroom rung starts so low. The third adds $550,000, and the fourth about $625,000. The corridor tells the same story in sharper relief. In SoMa, South Beach, Mission Bay, Yerba Buena and Van Ness/Civic Center, a one-bedroom sold at a median $702,500 and a two-bedroom at $1,350,000: the second bedroom there is a $647,500 step, on 338 and 329 sales. Is the price the bedroom, or the square feet? Here is the number that reorganizes the whole ladder. The median two-bedroom house sold for $1,132 per square foot . The median three-bedroom: $1,125 . The median four-bedroom: $1,138 . Three rungs of the ladder, one price per foot. What separates them is size: 1,214, 1,710 and 2,412 median square feet. Buyers are not paying for a bedroom. They are paying about $1,130 a foot for a bigger house, and the bedroom count is the shorthand the listing uses to say how big. So we held the size fixed and asked the question directly. Inside each square-footage band, what did a home with one more bedroom sell for? Same square feet, one more bedroom Median sold price by bedroom count inside each size band, houses above and condos below, same 12 months. A slice under 10 sales is not plotted. The reading at right is the step from the middle bedroom count to the next one up, except where noted. San Francisco MLS via POTM Command. $1M $1.50M $2M $2.50M $3M HOUSES 4 bed 3 bed 2 bed 1,000 to 1,400 sq ft 270 / 184 / 19 sales 3rd bed adds nothing 1,400 to 1,800 sq ft 91 / 293 / 59 sales −$149K for the 4th 1,800 to 2,200 sq ft 21 / 200 / 137 sales −$110K for the 4th 2,200 to 2,800 sq ft 7 / 109 / 197 sales −$150K for the 4th CONDOS AND TOWNHOUSES 3 bed 2 bed 1 bed 700 to 1,000 sq ft 372 / 178 / 3 sales +$143K for the 2nd 1,000 to 1,300 sq ft 82 / 437 / 51 sales +$370K for the 2nd, nothing for the 3rd 1,300 to 1,700 sq ft 20 / 330 / 182 sales +$43K for the 3rd 1,700 to 2,200 sq ft 3 / 60 / 161 sales +$153K for the 3rd For houses, the answer is uncomfortable for anyone who has ever put up a wall to make a bedroom. At 1,000 to 1,400 square feet, two bedrooms and three sold for the same money, $1,370,000 and $1,369,000. From 1,400 square feet up, the three-bedroom is the sweet spot, and the four-bedroom of the same size sold for less : $1,610,000 against $1,759,000 at 1,400 to 1,800 square feet, $2,050,000 against $2,160,000 at 1,800 to 2,200, and $2,850,000 against $3,000,000 at 2,200 to 2,800, on 59, 137 and 197 four-bedroom sales. Four bedrooms in 1,600 square feet is four small rooms, and the market pays for the rooms it can live in. Condos run the other way, but only for one bedroom. The second bedroom pays for itself even at the same size: +$142,500 at 700 to 1,000 square feet and +$370,000 at 1,000 to 1,300, on 372 and 178 sales at the smaller band and 82 and 437 at the larger. A 1,100-square-foot one-bedroom and a 1,100-square-foot two-bedroom are different products to the buyer pool, and the pool for the second one is much deeper. The third condo bedroom, though, adds nothing at 1,000 to 1,300 square feet, $42,500 at 1,300 to 1,700, and only earns its keep, about $152,500, above 1,700. Where is the third bedroom cheapest, and where is it dearest? The step from two bedrooms to three ranges from $88,000 in District 10 , Bayview and the Excelsior, where the housing stock is uniform and the extra room is often a basement conversion, to $579,000 in District 5 , Noe, the Castro and the Haight, and roughly $1.5 million in District 7, where the two-bedroom house barely exists and is not rated. The Sunset, District 2, is nearly as flat: $251,000 for the third bedroom and $343,000 for the fourth, on 104, 187 and 96 sales. The Richmond, District 1, is more than twice as steep at the same rungs. Every district is on the map below, with the full numbers folded underneath it for anyone who wants them. Where the third bedroom is cheap, and where it is dear What the third bedroom adds to a house in each SFAR district: the median three-bedroom price minus the median two-bedroom price, closed sales September 2, 2025 through September 1, 2026, exact medians. Deeper clay is a bigger step. San Francisco MLS via POTM Command. Districts under 10 sales on a rung are not rated: D6 (6), D7 (5), D8 (5). D1 +$528K D2 +$251K D3 +$210K D4 +$515K D5 +$579K D6 <10 D7 <10 D8 <10 D9 +$300K D10 +$88K Smaller step +$600K and up +$469K Citywide: the median house goes from $1,400,000 with two bedrooms to $1,869,000 with three, on 485 and 894 sales +$88K The cheapest third bedroom: District 10, Bayview and the Excelsior, $1,035,000 to $1,123,000 on 146 and 173 sales +$579K The dearest rated third bedroom: District 5, Noe, the Castro and the Haight, $2,021,000 to $2,600,000 on 50 and 136 sales +$2.14M The steepest fourth bedroom: District 7, the Marina and Pacific Heights, $4,215,000 with three to $6,350,000 with four, on 26 and 39 sales Every district in numbers District (houses) 2 bed 3 bed 4 bed 3rd bedroom adds 4th bedroom adds Citywide $1,400,000 (485) $1,869,000 (894) $2,700,000 (607) +$469K +$831K 1 Richmond $1,847,500 (26) $2,375,000 (64) $3,138,750 (72) +$528K +$764K 2 Sunset, Parkside $1,600,000 (104) $1,851,000 (187) $2,194,000 (96) +$251K +$343K 3 Lakeshore, Ingleside $1,180,000 (37) $1,390,000 (63) $1,825,000 (34) +$210K +$435K 4 Twin Peaks West $1,525,000 (42) $2,040,000 (116) $2,682,500 (118) +$515K +$643K 5 Noe, Castro, Haight $2,021,000 (50) $2,600,000 (136) $4,212,500 (94) +$579K +$1.61M 6 Hayes Valley, NoPa 6 sales, not rated $4,075,000 (11) $3,950,000 (13) Not rated −$125K, Directional 7 Marina, Pacific Heights 5 sales, not rated $4,215,000 (26) $6,350,000 (39) Not rated +$2.14M 8 Nob Hill, Russian Hill, downtown 5 sales, not rated $4,084,500 (12) $5,149,500 (12) Not rated +$1.07M, Directional 9 SoMa, Mission, Potrero, Bernal $1,587,500 (64) $1,887,500 (106) $2,800,000 (59) +$300K +$913K 10 Bayview, Excelsior $1,035,000 (146) $1,123,000 (173) $1,359,000 (70) +$88K +$236K Condo ladders by district, same window: Where the second bedroom costs the most, condo country What the second bedroom adds to a condo or townhouse in each district: median two-bedroom price minus median one-bedroom price, same 12 months, exact medians. Deeper clay is a bigger step. San Francisco MLS via POTM Command. Districts under 10 sales on a rung are not rated: D1 (7), D2 (3), D3 (9), D10 (8). D1 <10 D2 <10 D3 <10 D4 +$311K D5 +$603K D6 +$642K D7 +$600K D8 +$688K D9 +$568K D10 <10 Smaller step +$700K +$620K Citywide: the median condo goes from $730,000 with one bedroom to $1,350,000 with two, on 823 and 1,089 sales +$688K The steepest second bedroom: District 8, Nob Hill, Russian Hill and downtown, $635,000 to $1,322,500 on 209 and 198 sales +$568K The volume center: District 9, SoMa, the Mission, Potrero and Bernal, $757,500 to $1,325,000 on 365 and 393 sales, the most condo sales of any district +$1.35M The steepest third bedroom: District 7, the Marina and Pacific Heights, $1,650,000 with two to $3,000,000 with three, on 111 and 91 sales Every district in numbers District (condos) 1 bed 2 bed 3 bed 2nd bedroom adds 3rd bedroom adds Citywide $730,000 (823) $1,350,000 (1,089) $1,900,000 (507) +$620K +$550K 1 Richmond 7 sales, not rated $1,362,375 (48) $1,847,500 (38) Not rated +$485K 2 Sunset, Parkside 3 sales, not rated $1,107,500 (18) $1,585,000 (10) Not rated +$478K, Directional 3 Lakeshore, Ingleside 9 sales, not rated $705,000 (10) $1,279,500 (11) Not rated +$575K, Directional 4 Twin Peaks West $536,500 (22) $847,000 (13) $1,200,000 (11) +$311K, Directional +$353K, Directional 5 Noe, Castro, Haight $812,500 (54) $1,415,000 (169) $1,815,000 (106) +$603K +$400K 6 Hayes Valley, NoPa $733,000 (59) $1,375,000 (105) $1,790,000 (56) +$642K +$415K 7 Marina, Pacific Heights $1,050,000 (87) $1,650,000 (111) $3,000,000 (91) +$600K +$1.35M 8 Nob Hill, Russian Hill, downtown $635,000 (209) $1,322,500 (198) $2,005,000 (51) +$688K +$683K 9 SoMa, Mission, Potrero, Bernal $757,500 (365) $1,325,000 (393) $1,961,500 (104) +$568K +$637K 10 Bayview, Excelsior 8 sales, not rated $655,000 (24) $820,000 (29) Not rated +$165K Which bedroom count sells fastest? For houses, none of it matters to the clock: two, three and four bedroom houses all sold in a median 12 days , and 82% to 87% of each group sold over asking. The five-plus group is the one that slows, 14 days and 63.6% over asking, because the very top of the market negotiates. Condos split at the second bedroom. The median one-bedroom took 29 days and 35.1% sold over asking. The median two-bedroom took 15 days and 52.0% sold over. The three-bedroom, 13 days and 64.7%. The one-bedroom condo is the slowest, softest product in this issue, which is the same fact as the second bedroom's premium seen from the other side. The ladder got steeper this year Against the identical window one year earlier, two-bedroom houses rose from $1,300,000 to $1,400,000, up 7.7%. Three-bedrooms rose from about $1,611,000 to $1,869,000, up 16.0%. Four-bedrooms rose from $2,247,000 to $2,700,000, up 20.2%. The bigger the house, the bigger the gain, which is the house-market heat this series has tracked since Issue #13 showing up as a widening gap between the rungs. Condos moved less: one-bedrooms up 3.2% to $730,000, two-bedrooms up 8.1% to $1,350,000. How to use this If you are buying: search by square footage and neighborhood, then judge the floor plan, and treat the bedroom count as a starting filter rather than the thing you are paying for. A well-laid 1,700-square-foot three-bedroom beats a chopped 1,700-square-foot four-bedroom on price, on light and on resale, and the market already prices it that way. In condo country the calculus flips once: if you can reach a two-bedroom, the second bedroom holds its value and sells in half the time, and that is worth stretching for. If you are selling a house: do not add a wall to make a bedroom before listing. A converted dining room becomes a four-bedroom that sells like a three-bedroom of its size, minus the dining room. Spend the same money on the rooms you have. If you are selling a one-bedroom condo, price for a 29-day market and a buyer pool that mostly does not overbid, and make the square footage and the outdoor space the headline, because those are what the second-bedroom buyers are comparing you against. And in every case, run your own bedroom count in your own neighborhood before you set a budget or a list price. The citywide ladder is a map. Your block is the territory. Frequently asked questions How much does a 3 bedroom house cost in San Francisco? The median three-bedroom single-family house in San Francisco sold for $1,869,000 in the 12 months ending September 1, 2026, on 894 sales, at a median 1,710 square feet. By district it ranges from $1,123,000 in District 10 (Bayview, Excelsior) to $4,215,000 in District 7 (Marina, Pacific Heights). How much more does a 4 bedroom house cost than a 3 bedroom? About $831,000 at the citywide median: $2,700,000 for four bedrooms against $1,869,000 for three, a 44% step. Most of that gap is size, since the median four-bedroom is 2,412 square feet against 1,710. At the same square footage, a four-bedroom house sold for less than a three-bedroom in every size band from 1,400 square feet up. How much does a 2 bedroom condo cost in San Francisco? The median two-bedroom condo or townhouse sold for $1,350,000 in the 12 months ending September 1, 2026, on 1,089 sales, at a median 1,232 square feet. A one-bedroom sold for $730,000 and a three-bedroom for $1,900,000. Does adding a bedroom increase home value in San Francisco? Only if it adds square footage or improves the floor plan. Two, three and four bedroom houses all sold at about $1,130 per square foot, and a fourth bedroom carved out of the same square footage sold for $110,000 to $150,000 less than a three-bedroom of the same size. In condos, a second bedroom did add value at the same size, $142,500 to $370,000, while a third added little below about 1,700 square feet. Which sells faster, a 1 bedroom or a 2 bedroom condo? Two bedrooms. Over the last 12 months the median one-bedroom condo took 29 days to sell and 35% sold over asking; the median two-bedroom took 15 days and 52% sold over asking. Houses of two, three and four bedrooms all sold in a median 12 days. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #22 (this issue) Sep 2, 2026 The steepest second bedroom in the city. Corridor one-bedrooms sold at a median $702,500 and two-bedrooms at $1,350,000 over the last 12 months, a $647,500 step on 338 and 329 sales, with both rungs still at or just under asking (99.7% and 99.6%) in 34 and 23 median days. The corridor still negotiates, and the one-bedroom negotiates longest. #21 Aug 30, 2026 Still the calm end of the map. South Beach at asking on 167 sales with 29.9% over; SoMa, Mission Bay and Van Ness / Civic Center at asking; Yerba Buena 1.7% below. Meanwhile 56.6% of condos citywide now clear asking, up from 36.4% a year ago. The negotiator's end of the market, with the floor rising underneath it. Show the 18 earlier readings Issue Date Reading Call #20 Aug 25, 2026 Two markets, one label. Corridor towers still at or below asking over the past six months (South Beach at asking on 168 sales, Yerba Buena -2.2%) while low-dues flats citywide cleared 10%+ over in 59.9% of sales. Check the dues before you plan the offer. #19 Aug 18, 2026 Where cash buys the most and shouts the least. Corridor condos ran 41.7% cash in the past 12 months, the heaviest concentration this series tracks, yet cash and financed closed at the same price, 99.2% versus 99.3% of asking. Cash's whole edge here is the clock: 20 median days on market against 39 financed. Financed buyers give up nothing on price here; they pay in patience. #17 Aug 9, 2026 Zero, which is the cleanest reading this scoreboard has produced. Across 368 corridor condo closings so far in 2026, not one sold $1,000,000 over asking, and the typical one closed slightly under asking: South Beach 0.7% below on 183 sales, South of Market 1.0% below on 79, Yerba Buena 2.4% below on 53, Mission Bay exactly at asking on 53. In an issue about where the overbidding is, the corridor is where it is not. Buyer opening holds, and this issue measures exactly how wide it is. #16 Aug 6, 2026 Flat in every window, which this issue argues is the whole point. South Beach condos read 100.0% of asking at 30, 90 and 180 days and 99.0% over the trailing year. South of Market reads 99.4, 99.8, 99.6 and 99.0. Four windows, one answer. Every house lane in this issue moved when the window moved; the corridor did not, and a segment that reads the same no matter how you slice it is a segment that is not turning. Buyer opening holds, and now it is measured four ways instead of one. #15 Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways The ladder, last 12 months, exact medians: houses $1,400,000 with two bedrooms, $1,869,000 with three, $2,700,000 with four, $3,305,000 with five or more. Condos $730,000 with one, $1,350,000 with two, $1,900,000 with three. The third bedroom in a house adds about $469,000; the fourth adds about $831,000, nearly double. The money is square footage, not the bedroom: two, three and four bedroom houses all sell at about $1,130 per square foot ($1,132, $1,125, $1,138). Their median sizes are 1,214, 1,710 and 2,412 square feet, and that is the ladder you are actually climbing. At a fixed size, a fourth bedroom in a house is a discount, not a premium: $1.61M against $1.76M for three bedrooms at 1,400 to 1,800 square feet, and $2.85M against $3.00M at 2,200 to 2,800. A three-bedroom of the same size outsells it in every band from 1,400 square feet up. The exception is the second bedroom in a condo, which pays for itself even at the same size: +$142,500 at 700 to 1,000 square feet and +$370,000 at 1,000 to 1,300. The third condo bedroom adds nothing until about 1,700 square feet. A one-bedroom condo is also the slow product, 29 median days against 15 for two bedrooms, with 35% selling over asking against 52%. By district, the third bedroom ranges from +$88,000 in District 10 to +$579,000 in District 5 and about +$1.5M in District 7, and the ladder steepened this year: two-bedroom houses rose 7.7% year over year, three-bedrooms 16.0% and four-bedrooms 20.2%, so the bigger the home, the bigger the gain. Median price, sale-to-list and market time for every San Francisco neighborhood, with a bedroom filter, are live in the market explorer . Set your bedroom count and your neighborhood there before you set a budget. Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command, governed MLS analytics, September 1, 2026 data, 62,689 governed closed sales since 2016. This issue reads closed sales from September 2, 2025 through September 1, 2026: 2,303 single-family houses and 2,501 condominiums and townhouses, every one with a reported bedroom count. Year-over-year figures use the identical window one year earlier. Every figure is an exact median, never an average; the step between rungs is computed from the exact medians before rounding. Bedroom counts are as reported to the MLS; a legal bedroom, a den and a converted garage room are whatever the listing agent called them, and square footage is as reported, missing on about 6% of sales, which the size bands exclude. Price per square foot is the median of each sale's own ratio. District medians at 20 or more sales are Strong, 10 to 19 Directional, under 10 not rated; the tables say which. Tenancy in common and 2-4 unit buildings are excluded throughout. General information, not a valuation of any specific home and not legal, lending or tax advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #22: Lo que cuesta una recámara | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-22-lo-que-cuesta-una-recamara/

Pulso de Paulo ↗ POTM Blog Edición #22, 2 de septiembre de 2026 Lo que cuesta una recámara Toda búsqueda empieza por el número de recámaras, así que aquí está el precio de cada peldaño: en cuánto se vendió una vivienda de dos, tres y cuatro recámaras en los últimos 12 meses, en cada distrito. Luego la pregunta difícil. Al mismo tamaño, ¿vale algo la recámara adicional? Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 2 de septiembre de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #22 · En números $469K Lo que la tercera recámara agrega a una casa en San Francisco: mediana de $1,400,000 con dos recámaras, $1,869,000 con tres, en 485 y 894 ventas $831K Lo que agrega la cuarta recámara: mediana de $2,700,000 en 607 ventas. La cuarta cuesta casi el doble que la tercera $1,130 Mediana de precio por pie cuadrado de casas de dos, tres y cuatro recámaras por igual: $1,132, $1,125 y $1,138. La recámara es una etiqueta del tamaño Toda búsqueda de vivienda en San Francisco empieza igual: un número de recámaras escrito en un filtro. Dos para una pareja, tres para una familia, cuatro para la familia que piensa quedarse. Así que esta edición responde la pregunta que el filtro implica y que nadie pone precio en voz alta. ¿Cuánto cuesta cada recámara? Luego hace la pregunta que realmente decide si usted paga de más: al mismo tamaño, ¿vale algo la recámara adicional? La respuesta corta, con 4,804 ventas cerradas en los últimos 12 meses: la tercera recámara de una casa cuesta cerca de $469,000 y la cuarta cerca de $831,000 , y casi nada de ese dinero es la recámara. Son los pies cuadrados donde está. ¿Cuánto cuesta una casa de 2, 3 o 4 recámaras en San Francisco? En los 12 meses terminados el 1 de septiembre de 2026, la casa unifamiliar mediana de dos recámaras se vendió en $1,400,000 , la de tres en $1,869,000 y la de cuatro en $2,700,000 , con 485, 894 y 607 ventas. Cinco o más recámaras, un grupo más pequeño y más raro que va de las madrigueras de in-laws del Excelsior a las mansiones de Pacific Heights, se vendió en una mediana de unos $3,305,000 con 264 ventas. Leído como escalones: la tercera recámara agrega $469,000, una subida de 33.5%. La cuarta agrega $831,000, una subida de 44.5%, casi el doble de la tercera en dólares. La escalera no tiene peldaños parejos, y se empina conforme sube. La escalera de recámaras: precio mediano de venta por número de recámaras Ventas cerradas del 2 de septiembre de 2025 al 1 de septiembre de 2026. El escalón entre peldaños se calcula con las medianas exactas antes de redondear. Las casas de cinco o más recámaras y los condominios de cuatro se muestran como referencia. MLS de San Francisco vía POTM Command. CASAS $1.40M 2 rec 485 ventas $1.87M 3 rec 894 ventas +$469K $2.70M 4 rec 607 ventas +$831K $3.31M 5+ rec 264 ventas +$605K CONDOMINIOS Y TOWNHOUSES $730K 1 rec 823 ventas $1.35M 2 rec 1,089 ventas +$620K $1.90M 3 rec 507 ventas +$550K $2.53M 4 rec 74 ventas +$625K ¿Cuánto cuesta un condominio de 1, 2 o 3 recámaras? Los condominios y townhouses suben su propia escalera desde un primer peldaño más bajo: $730,000 con una recámara en 823 ventas, $1,350,000 con dos en 1,089 ventas, $1,900,000 con tres en 507, y $2,525,000 con cuatro en apenas 74. La segunda recámara es el gran salto en el país de los condominios, $620,000 y una subida de 85%, porque el peldaño de una recámara empieza muy abajo. La tercera agrega $550,000, y la cuarta cerca de $625,000. El corredor cuenta la misma historia con más relieve. En SoMa, South Beach, Mission Bay, Yerba Buena y Van Ness/Civic Center, un condominio de una recámara se vendió a una mediana de $702,500 y uno de dos a $1,350,000: ahí la segunda recámara es un escalón de $647,500, con 338 y 329 ventas. ¿El precio es la recámara, o los pies cuadrados? Aquí está el número que reorganiza toda la escalera. La casa mediana de dos recámaras se vendió a $1,132 por pie cuadrado . La de tres: $1,125 . La de cuatro: $1,138 . Tres peldaños de la escalera, un solo precio por pie. Lo que los separa es el tamaño: 1,214, 1,710 y 2,412 pies cuadrados de mediana. Los compradores no pagan por una recámara. Pagan unos $1,130 por pie por una casa más grande, y el número de recámaras es la abreviatura con la que la lista dice qué tan grande. Así que fijamos el tamaño e hicimos la pregunta directamente. Dentro de cada rango de pies cuadrados, ¿en cuánto se vendió una vivienda con una recámara más? Los mismos pies cuadrados, una recámara más Precio mediano de venta por número de recámaras dentro de cada rango de tamaño, casas arriba y condominios abajo, mismos 12 meses. Un corte con menos de 10 ventas no se grafica. La lectura a la derecha es el escalón del número intermedio de recámaras al siguiente, salvo donde se indica. MLS de San Francisco vía POTM Command. $1M $1.50M $2M $2.50M $3M CASAS 4 rec 3 rec 2 rec 1,000 a 1,400 pies² 270 / 184 / 19 ventas la 3ª no agrega nada 1,400 a 1,800 pies² 91 / 293 / 59 ventas −$149K por la 4ª 1,800 a 2,200 pies² 21 / 200 / 137 ventas −$110K por la 4ª 2,200 a 2,800 pies² 7 / 109 / 197 ventas −$150K por la 4ª CONDOMINIOS Y TOWNHOUSES 3 rec 2 rec 1 rec 700 a 1,000 pies² 372 / 178 / 3 ventas +$143K por la 2ª 1,000 a 1,300 pies² 82 / 437 / 51 ventas +$370K por la 2ª, nada por la 3ª 1,300 a 1,700 pies² 20 / 330 / 182 ventas +$43K por la 3ª 1,700 a 2,200 pies² 3 / 60 / 161 ventas +$153K por la 3ª Para las casas, la respuesta incomoda a cualquiera que haya levantado una pared para hacer una recámara. Entre 1,000 y 1,400 pies cuadrados, dos recámaras y tres se vendieron por el mismo dinero, $1,370,000 y $1,369,000. Desde 1,400 pies cuadrados, la de tres recámaras es el punto dulce, y la de cuatro del mismo tamaño se vendió por menos : $1,610,000 contra $1,759,000 entre 1,400 y 1,800 pies cuadrados, $2,050,000 contra $2,160,000 entre 1,800 y 2,200, y $2,850,000 contra $3,000,000 entre 2,200 y 2,800, con 59, 137 y 197 ventas de cuatro recámaras. Cuatro recámaras en 1,600 pies cuadrados son cuatro cuartos pequeños, y el mercado paga por los cuartos en los que puede vivir. Los condominios corren al revés, pero solo por una recámara. La segunda se paga sola incluso al mismo tamaño: +$142,500 entre 700 y 1,000 pies cuadrados y +$370,000 entre 1,000 y 1,300, con 372 y 178 ventas en el rango menor y 82 y 437 en el mayor. Un condominio de una recámara de 1,100 pies cuadrados y uno de dos recámaras de 1,100 pies cuadrados son productos distintos para el universo de compradores, y el universo del segundo es mucho más profundo. La tercera recámara de un condominio, en cambio, no agrega nada entre 1,000 y 1,300 pies cuadrados, $42,500 entre 1,300 y 1,700, y solo se gana su lugar, unos $152,500, por encima de 1,700. ¿Dónde es más barata la tercera recámara, y dónde más cara? El escalón de dos recámaras a tres va de $88,000 en el Distrito 10 , Bayview y el Excelsior, donde el inventario es uniforme y el cuarto extra suele ser una conversión de sótano, a $579,000 en el Distrito 5 , Noe, el Castro y el Haight, y cerca de $1.5 millones en el Distrito 7, donde la casa de dos recámaras apenas existe y no se califica. El Sunset, Distrito 2, es casi igual de plano: $251,000 por la tercera recámara y $343,000 por la cuarta, con 104, 187 y 96 ventas. El Richmond, Distrito 1, es más del doble de empinado en los mismos peldaños. Cada distrito está en el mapa de abajo, con las cifras completas plegadas debajo para quien las quiera. Dónde la tercera recámara es barata, y dónde es cara Lo que la tercera recámara agrega a una casa en cada distrito de SFAR: el precio mediano de tres recámaras menos el de dos, ventas cerradas del 2 de septiembre de 2025 al 1 de septiembre de 2026, medianas exactas. Arcilla más profunda es un escalón mayor. MLS de San Francisco vía POTM Command. Distritos con menos de 10 ventas en un peldaño no se califican: D6 (6), D7 (5), D8 (5). D1 +$528K D2 +$251K D3 +$210K D4 +$515K D5 +$579K D6 <10 D7 <10 D8 <10 D9 +$300K D10 +$88K Escalón menor +$600K o más +$469K Toda la ciudad: la casa mediana pasa de $1,400,000 con dos recámaras a $1,869,000 con tres, en 485 y 894 ventas +$88K La tercera recámara más barata: Distrito 10, Bayview y el Excelsior, de $1,035,000 a $1,123,000 en 146 y 173 ventas +$579K La tercera recámara calificada más cara: Distrito 5, Noe, el Castro y el Haight, de $2,021,000 a $2,600,000 en 50 y 136 ventas +$2.14M La cuarta recámara más empinada: Distrito 7, la Marina y Pacific Heights, de $4,215,000 con tres a $6,350,000 con cuatro, en 26 y 39 ventas Cada distrito en cifras Distrito (casas) 2 rec 3 rec 4 rec La 3ª agrega La 4ª agrega Toda la ciudad $1,400,000 (485) $1,869,000 (894) $2,700,000 (607) +$469K +$831K 1 Richmond $1,847,500 (26) $2,375,000 (64) $3,138,750 (72) +$528K +$764K 2 Sunset, Parkside $1,600,000 (104) $1,851,000 (187) $2,194,000 (96) +$251K +$343K 3 Lakeshore, Ingleside $1,180,000 (37) $1,390,000 (63) $1,825,000 (34) +$210K +$435K 4 Twin Peaks West $1,525,000 (42) $2,040,000 (116) $2,682,500 (118) +$515K +$643K 5 Noe, Castro, Haight $2,021,000 (50) $2,600,000 (136) $4,212,500 (94) +$579K +$1.61M 6 Hayes Valley, NoPa 6 ventas, sin calificar $4,075,000 (11) $3,950,000 (13) Sin calificar −$125K, Direccional 7 Marina, Pacific Heights 5 ventas, sin calificar $4,215,000 (26) $6,350,000 (39) Sin calificar +$2.14M 8 Nob Hill, Russian Hill, centro 5 ventas, sin calificar $4,084,500 (12) $5,149,500 (12) Sin calificar +$1.07M, Direccional 9 SoMa, Mission, Potrero, Bernal $1,587,500 (64) $1,887,500 (106) $2,800,000 (59) +$300K +$913K 10 Bayview, Excelsior $1,035,000 (146) $1,123,000 (173) $1,359,000 (70) +$88K +$236K Escaleras de condominios por distrito, misma ventana: Dónde cuesta más la segunda recámara, país de condominios Lo que la segunda recámara agrega a un condominio o townhouse en cada distrito: precio mediano de dos recámaras menos el de una, mismos 12 meses, medianas exactas. Arcilla más profunda es un escalón mayor. MLS de San Francisco vía POTM Command. Distritos con menos de 10 ventas en un peldaño no se califican: D1 (7), D2 (3), D3 (9), D10 (8). D1 <10 D2 <10 D3 <10 D4 +$311K D5 +$603K D6 +$642K D7 +$600K D8 +$688K D9 +$568K D10 <10 Escalón menor +$700K +$620K Toda la ciudad: el condominio mediano pasa de $730,000 con una recámara a $1,350,000 con dos, en 823 y 1,089 ventas +$688K La segunda recámara más empinada: Distrito 8, Nob Hill, Russian Hill y el centro, de $635,000 a $1,322,500 en 209 y 198 ventas +$568K El centro de volumen: Distrito 9, SoMa, la Mission, Potrero y Bernal, de $757,500 a $1,325,000 en 365 y 393 ventas, la mayor cantidad de ventas de condominios de cualquier distrito +$1.35M La tercera recámara más empinada: Distrito 7, la Marina y Pacific Heights, de $1,650,000 con dos a $3,000,000 con tres, en 111 y 91 ventas Cada distrito en cifras Distrito (condominios) 1 rec 2 rec 3 rec La 2ª agrega La 3ª agrega Toda la ciudad $730,000 (823) $1,350,000 (1,089) $1,900,000 (507) +$620K +$550K 1 Richmond 7 ventas, sin calificar $1,362,375 (48) $1,847,500 (38) Sin calificar +$485K 2 Sunset, Parkside 3 ventas, sin calificar $1,107,500 (18) $1,585,000 (10) Sin calificar +$478K, Direccional 3 Lakeshore, Ingleside 9 ventas, sin calificar $705,000 (10) $1,279,500 (11) Sin calificar +$575K, Direccional 4 Twin Peaks West $536,500 (22) $847,000 (13) $1,200,000 (11) +$311K, Direccional +$353K, Direccional 5 Noe, Castro, Haight $812,500 (54) $1,415,000 (169) $1,815,000 (106) +$603K +$400K 6 Hayes Valley, NoPa $733,000 (59) $1,375,000 (105) $1,790,000 (56) +$642K +$415K 7 Marina, Pacific Heights $1,050,000 (87) $1,650,000 (111) $3,000,000 (91) +$600K +$1.35M 8 Nob Hill, Russian Hill, centro $635,000 (209) $1,322,500 (198) $2,005,000 (51) +$688K +$683K 9 SoMa, Mission, Potrero, Bernal $757,500 (365) $1,325,000 (393) $1,961,500 (104) +$568K +$637K 10 Bayview, Excelsior 8 ventas, sin calificar $655,000 (24) $820,000 (29) Sin calificar +$165K ¿Qué número de recámaras se vende más rápido? Para las casas, nada de esto le importa al reloj: las de dos, tres y cuatro recámaras se vendieron todas en una mediana de 12 días , y entre 82% y 87% de cada grupo se vendió sobre lo pedido. El grupo de cinco o más es el que frena, 14 días y 63.6% sobre lo pedido, porque la punta del mercado negocia. Los condominios se parten en la segunda recámara. El de una recámara tardó una mediana de 29 días y el 35.1% se vendió sobre lo pedido. El de dos tardó 15 días y el 52.0% se vendió por encima. El de tres, 13 días y 64.7%. El condominio de una recámara es el producto más lento y más blando de esta edición, que es el mismo hecho que la prima de la segunda recámara vista desde el otro lado. La escalera se empinó este año Contra la ventana idéntica de un año antes, las casas de dos recámaras subieron de $1,300,000 a $1,400,000, 7.7%. Las de tres subieron de cerca de $1,611,000 a $1,869,000, 16.0%. Las de cuatro subieron de $2,247,000 a $2,700,000, 20.2%. A mayor casa, mayor ganancia, que es el calor del mercado de casas que esta serie sigue desde la Edición #13 , ahora visible como una brecha que se abre entre los peldaños. Los condominios se movieron menos: los de una recámara subieron 3.2% a $730,000, los de dos 8.1% a $1,350,000. Cómo usar esto Si usted compra: busque por pies cuadrados y vecindario, luego juzgue la distribución, y trate el número de recámaras como un filtro inicial y no como aquello por lo que paga. Una casa bien distribuida de tres recámaras y 1,700 pies cuadrados le gana a una picada de cuatro recámaras y 1,700 pies cuadrados en precio, en luz y en reventa, y el mercado ya la valora así. En el país de los condominios el cálculo se invierte una vez: si puede alcanzar dos recámaras, la segunda conserva su valor y se vende en la mitad del tiempo, y eso sí vale un esfuerzo. Si usted vende una casa: no levante una pared para hacer una recámara antes de listar. Un comedor convertido se vuelve una casa de cuatro recámaras que se vende como una de tres de su tamaño, menos el comedor. Gaste ese mismo dinero en los cuartos que ya tiene. Si vende un condominio de una recámara, ponga precio para un mercado de 29 días y un universo de compradores que en su mayoría no sobrepuja, y haga de los pies cuadrados y el espacio exterior el titular, porque contra eso lo comparan los compradores de segunda recámara. Y en todo caso, corra su propio número de recámaras en su propio vecindario antes de fijar un presupuesto o un precio de lista. La escalera de la ciudad es un mapa. Su cuadra es el territorio. Preguntas frecuentes ¿Cuánto cuesta una casa de 3 recámaras en San Francisco? La casa unifamiliar mediana de tres recámaras en San Francisco se vendió en $1,869,000 en los 12 meses terminados el 1 de septiembre de 2026, con 894 ventas y una mediana de 1,710 pies cuadrados. Por distrito va de $1,123,000 en el Distrito 10 (Bayview, Excelsior) a $4,215,000 en el Distrito 7 (Marina, Pacific Heights). ¿Cuánto más cuesta una casa de 4 recámaras que una de 3? Cerca de $831,000 en la mediana de la ciudad: $2,700,000 con cuatro recámaras contra $1,869,000 con tres, un escalón de 44%. Casi toda esa brecha es tamaño, porque la casa mediana de cuatro recámaras tiene 2,412 pies cuadrados contra 1,710. Al mismo tamaño, una casa de cuatro recámaras se vendió por menos que una de tres en cada rango desde 1,400 pies cuadrados. ¿Cuánto cuesta un condominio de 2 recámaras en San Francisco? El condominio o townhouse mediano de dos recámaras se vendió en $1,350,000 en los 12 meses terminados el 1 de septiembre de 2026, con 1,089 ventas y una mediana de 1,232 pies cuadrados. Uno de una recámara se vendió en $730,000 y uno de tres en $1,900,000. ¿Agregar una recámara aumenta el valor de una vivienda en San Francisco? Solo si agrega pies cuadrados o mejora la distribución. Las casas de dos, tres y cuatro recámaras se vendieron todas a unos $1,130 por pie cuadrado, y una cuarta recámara tallada dentro del mismo tamaño se vendió entre $110,000 y $150,000 por debajo de una de tres recámaras del mismo tamaño. En condominios, una segunda recámara sí agregó valor al mismo tamaño, de $142,500 a $370,000, mientras que una tercera agregó poco por debajo de unos 1,700 pies cuadrados. ¿Qué se vende más rápido, un condominio de 1 o de 2 recámaras? El de dos. En los últimos 12 meses el condominio mediano de una recámara tardó 29 días en venderse y el 35% se vendió sobre lo pedido; el de dos recámaras tardó 15 días y el 52% se vendió sobre lo pedido. Las casas de dos, tres y cuatro recámaras se vendieron todas en una mediana de 12 días. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #22 (esta edición) 2 sep 2026 La segunda recámara más empinada de la ciudad. Los condominios de una recámara del corredor se vendieron a una mediana de $702,500 y los de dos a $1,350,000 en los últimos 12 meses, un escalón de $647,500 con 338 y 329 ventas, con ambos peldaños todavía en lo pedido o apenas por debajo (99.7% y 99.6%) en 34 y 23 días de mediana. El corredor sigue negociando, y el de una recámara negocia más tiempo. #21 30 ago 2026 Sigue siendo el extremo tranquilo del mapa. South Beach en lo pedido con 167 ventas y 29.9% por encima; SoMa, Mission Bay y Van Ness / Civic Center en lo pedido; Yerba Buena 1.7% por debajo. Mientras tanto, el 56.6% de los condominios de la ciudad ya supera lo pedido, contra 36.4% hace un año. El extremo negociador del mercado, con el piso subiendo por debajo. Ver las 18 lecturas anteriores Edición Fecha Lectura Llamado #20 25 ago 2026 Dos mercados, una etiqueta. Las torres del corredor siguen a lo pedido o por debajo en los últimos seis meses (South Beach en lo pedido con 168 ventas, Yerba Buena -2.2%) mientras los flats de cuota baja superaron 10%+ en el 59.9% de las ventas. Revise la cuota antes de planear la oferta. #19 18 ago 2026 Donde el efectivo compra más y grita menos. Los condominios del corredor corrieron 41.7% en efectivo en los últimos 12 meses, la concentración más pesada que sigue esta serie, y aun así efectivo y financiado cerraron al mismo precio, 99.2% contra 99.3% de lo pedido. Toda la ventaja del efectivo aquí es el reloj: 20 días de mediana en el mercado contra 39 financiado. El comprador financiado no cede nada en precio aquí; paga en paciencia. #17 9 ago 2026 Cero, la lectura más limpia que ha producido este marcador. En 368 cierres de condominios del corredor en lo que va de 2026, ninguno se vendió $1,000,000 sobre lo pedido, y el típico cerró un poco por debajo de lo pedido: South Beach 0.7% abajo en 183 ventas, South of Market 1.0% abajo en 79, Yerba Buena 2.4% abajo en 53, Mission Bay exactamente en lo pedido en 53. En una edición sobre dónde está el sobreprecio, el corredor es donde no está. La apertura de compra se mantiene, y esta edición mide exactamente qué tan amplia es. #16 6 ago 2026 Plano en todas las ventanas, que según esta edición es justamente el punto. Los condominios de South Beach marcan 100.0% de lo pedido a 30, 90 y 180 días y 99.0% en el año previo. South of Market marca 99.4, 99.8, 99.6 y 99.0. Cuatro ventanas, una respuesta. Cada carril de casas de esta edición se movió cuando se movió la ventana; el corredor no, y un segmento que se lee igual sin importar cómo lo corte es un segmento que no está girando. La apertura de compra se mantiene, y ahora está medida de cuatro maneras en vez de una. #15 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave La escalera, últimos 12 meses, medianas exactas: casas de $1,400,000 con dos recámaras, $1,869,000 con tres, $2,700,000 con cuatro, $3,305,000 con cinco o más. Condominios de $730,000 con una, $1,350,000 con dos, $1,900,000 con tres. La tercera recámara de una casa agrega cerca de $469,000; la cuarta agrega cerca de $831,000, casi el doble. El dinero está en los pies cuadrados, no en la recámara: las casas de dos, tres y cuatro recámaras se venden todas a unos $1,130 por pie cuadrado ($1,132, $1,125, $1,138). Sus tamaños medianos son 1,214, 1,710 y 2,412 pies cuadrados, y esa es la escalera que usted realmente sube. A tamaño fijo, una cuarta recámara en una casa es un descuento, no una prima: $1.61M contra $1.76M de tres recámaras entre 1,400 y 1,800 pies cuadrados, y $2.85M contra $3.00M entre 2,200 y 2,800. Una casa de tres recámaras del mismo tamaño la supera en cada rango desde 1,400 pies cuadrados. La excepción es la segunda recámara de un condominio, que se paga sola incluso al mismo tamaño: +$142,500 entre 700 y 1,000 pies cuadrados y +$370,000 entre 1,000 y 1,300. La tercera recámara de un condominio no agrega nada hasta cerca de 1,700 pies cuadrados. El condominio de una recámara es además el producto lento, 29 días de mediana contra 15 con dos recámaras, con 35% vendido sobre lo pedido contra 52%. Por distrito, la tercera recámara va de +$88,000 en el Distrito 10 a +$579,000 en el Distrito 5 y cerca de +$1.5M en el Distrito 7, y la escalera se empinó este año: las casas de dos recámaras subieron 7.7% en un año, las de tres 16.0% y las de cuatro 20.2%, así que a mayor vivienda, mayor ganancia. El precio mediano, la venta sobre lista y el tiempo en el mercado de cada vecindario de San Francisco, con filtro de recámaras, están en vivo en el explorador del mercado . Fije ahí su número de recámaras y su vecindario antes de fijar un presupuesto. Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, datos al 1 de septiembre de 2026, 62,689 ventas cerradas gobernadas desde 2016. Esta edición lee ventas cerradas del 2 de septiembre de 2025 al 1 de septiembre de 2026: 2,303 casas unifamiliares y 2,501 condominios y townhouses, todas con número de recámaras reportado. Las cifras interanuales usan la ventana idéntica un año antes. Cada cifra es una mediana exacta, nunca un promedio; el escalón entre peldaños se calcula con las medianas exactas antes de redondear. El número de recámaras es el reportado al MLS; una recámara legal, un estudio y un cuarto convertido en la cochera son lo que el agente de la lista dijo que eran, y los pies cuadrados son los reportados, ausentes en cerca del 6% de las ventas, que los rangos de tamaño excluyen. El precio por pie cuadrado es la mediana de la razón de cada venta. Las medianas por distrito con 20 o más ventas son Sólidas, de 10 a 19 Direccionales, con menos de 10 sin calificar; las tablas lo indican. Se excluyen en todo el análisis las tenencias en común y los edificios de 2 a 4 unidades. Información general, no una valuación de una vivienda específica ni asesoría legal, crediticia o fiscal. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #21: The TIC Turn | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-21-the-tic-turn/

Paulo's Pulse ↗ POTM Blog Issue #21, August 30, 2026 The TIC Turn Houses get the headlines and condos get the averages. This issue is about the third product, the tenancy in common flat: what it actually is, what it costs to carry, where it is suddenly competitive, and why the folk wisdom about it, cash only, hard to sell, does not match the data. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published August 30, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #21 · The numbers +5.8% Median over asking for TIC sales in the last six months, on 176 sales. The same market closed at asking a year ago 18 Median days on market for TIC sales this year, the fastest in at least a decade. No year since 2016 came in under a 29-day median $450 Median monthly dues on TIC sales that reported them, against $823 for condos. The TIC is the original low-dues flat Every San Francisco buyer learns the two-product story: houses and condos. There is a third product, and most buyers have been taught to walk past it. In the last six months it quietly outran the condo market. A tenancy in common, a TIC, is a share of a whole building rather than a legally separate unit. You own a percentage of the property together with your neighbors, and a written agreement gives you the exclusive right to your flat. It is how San Francisco carved thousands of its Victorian and Edwardian buildings into homes people could actually buy, and it comes wrapped in a thick layer of folklore: hard to finance, hard to resell, the discount product you settle for. Some of that folklore was earned years ago. The current data does not support most of it. The turn A year ago, the TIC market looked like the slow lane. The median TIC sale, in the six months ending August 2025, closed at asking after a median 37 days on the market. Only 13.6% of sales cleared asking by 10% or more. The last six months: median +5.8% over asking , median 16 days , and 39.8% of sales clearing asking by double digits. That last number nearly tripled in a year, and it now runs ahead of condos, where 29.6% of sales cleared 10% or more. On 176 sales against 169 the year before, this is the same market moving at a different speed, not a different market. Condos warmed this year too, as we covered in Issue #20 . But the TIC move is larger on every measure: market time cut by more than half, the over-asking share up 21 points, the median price up from $1,000,000 to $1,205,000. The decade behind the turn One year of improvement could be a bounce. So we ran the same measures for every year since 2016, comparing January 1 through August 29 of each year so no season gets an unfair edge. The full table is in By the numbers, and it reads as four acts. From 2016 to 2019, the TIC was a genuinely competitive niche: a few points over asking, roughly a month to sell, with 2018 the peak at +5.6% and 38.5% of sales clearing double digits. Then the strange chapter: 2020 stalled, and 2021 delivered the decade's highest volume, 294 sales by late August, at its slowest speed, 45 days, and flat pricing. Buyers took the discount product in quantity without competing for it. From 2022 through 2025 came the long flat: the median TIC sale closed exactly at asking four years running, and 2023 was the true bottom, when just 2.2% of sales cleared asking by 10% or more. Now put 2026 against all of that. The over-asking share, 61.2% year to date, is back to 2016-2018 levels. The double-digit overbid share, 34.2%, is second only to 2018. Those are echoes of the old peak. The speed is not an echo of anything: 18 median days, against a decade in which no year broke 29 . Median price and price per square foot, $1,178,000 and $978 year to date, are decade highs; the 2018 peak never got past $899 a foot. In plain terms, 2026 is running 2018's level of competition at twice 2018's speed and at record prices. That is not a market returning to an old normal. There is no year in the last ten that looks like this one. A note on windows so the numbers do not appear to disagree: the decade table compares January-to-August years, where 2026 stands at +2.9% over asking, while the rest of this issue quotes the trailing six months, +5.8%. Both are correct; the year-to-date figure includes the cooler January and February. What the product actually is The data draws a very specific picture of the TIC for sale in 2026. Its median building went up in 1909 ; the median condo's went up in 1989. Its median size is about 1,200 square feet, essentially the same as the median condo. Its median reported dues are $450 a month against $823 for condos, because a small self-managed building carries no tower payroll. And it sells for a median $986 per square foot against $1,101 , a 10.4% discount for a similar-sized home. Put that next to Issue #20's finding, that low-dues flats in older buildings were the hottest corner of the attached-home market, and the TIC turn stops being surprising. The TIC is the original low-dues flat. It is the product that finding was describing, one legal structure over. Where the TIC market lives. Tenancy in common sales by subdistrict, six months through August 29, 2026. Deeper clay means more sales; the five busiest neighborhoods are carded at right. Districts 3, 4 and 10, the west and south sides, recorded zero. POTM Command via MLS. The folklore check The loudest piece of TIC folklore is that they are cash-only. In the last six months, of TIC sales with reported financing, 24.7% were cash . Condos ran 37.0% cash in the same window. Half of TIC sales closed with conventional loans. Read that carefully: the supposedly unfinanceable product had a lower cash share than the mainstream one. Fractional TIC financing is a real, established market now; its rates and terms do differ from condo loans, which is a conversation for a TIC-experienced lender, not a reason to skip the open house. The second piece of folklore is that TICs are a dying format. Since 2016 the market has closed between 232 and 326 TIC sales every year, outside the everything-spike of 2021. This year is pacing at the top of that range. A steady tenth of the flat market for a decade is not a fad and not a fade. It is a lane. Where the heat is, and one puzzle The TIC map does not copy the condo map. The hot end is the north side: District 6 ran +12.0% over asking with 80% of sales clearing, District 7, the Marina and Pacific Heights, +11.9%, District 1, the Richmond, +12.7% on a smaller, Directional sample. The Marina itself ran +17.8% on 9 sales, Directional, and Mission Dolores +10.6% on 13. And where the housing stock is single-family, the product simply is not there: Districts 3, 4 and 10 recorded zero TIC sales in the window. Where TICs run over asking. Median TIC sale-to-list by SFAR district, six months through August 29, 2026. Districts under 13 sales are not rated; District 1 is a Directional read at exactly 13. POTM Command via MLS. The volume center is calmer: District 5 produced 63 TIC sales, more than a third of the city's total, at a median +3.2%. And one genuine puzzle: Noe Valley TICs closed at asking on 19 sales in the same six months that Noe Valley condos ran +16.6%. One neighborhood, two attached products, sixteen points apart. Thin samples wobble, but that gap is worth watching rather than explaining away. How to use this If you are a buyer priced out of condos in the neighborhoods you want: the TIC is the discount door, and the discount is real, about 10% per square foot plus roughly half the monthly dues. The trade is legal structure, not location or light. Walk in with a TIC-experienced attorney and lender and you are negotiating from knowledge while other buyers are still repeating folklore. And go soon: a 16-day market is not waiting for anyone to finish their research. If you own a TIC and have thought about selling: this is the best exit window in at least a decade of data. Nearly two in three TIC sales now clear asking, and none of the last ten years sold faster. Price it like the competitive product it currently is, in your subdistrict, against the last six months. By the numbers Year, Jan 1 to Aug 29 Sales Median vs asking Median days Sold over asking Went 10%+ over Median $ per sq ft 2016 152 +2.6% 39 62.5% 21.1% $695 2017 155 +3.4% 34 61.3% 25.2% $737 2018 174 +5.6% 29 67.2% 38.5% $863 2019 182 +1.4% 31 57.7% 19.2% $896 2020 139 At asking 35 43.2% 9.4% $899 2021 294 At asking 45 45.9% 16.0% $891 2022 220 +0.1% 34 51.4% 20.9% $892 2023 178 At asking 36 30.9% 2.2% $863 2024 171 At asking 34 41.5% 15.2% $861 2025 204 At asking 37 41.2% 12.7% $850 2026 219 +2.9% 18 61.2% 34.2% $978 AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #21 (this issue) Aug 30, 2026 Still the calm end of the map. South Beach at asking on 167 sales with 29.9% over; SoMa, Mission Bay and Van Ness / Civic Center at asking; Yerba Buena 1.7% below. Meanwhile 56.6% of condos citywide now clear asking, up from 36.4% a year ago. The negotiator's end of the market, with the floor rising underneath it. #20 Aug 25, 2026 Two markets, one label. Corridor towers still at or below asking over the past six months (South Beach at asking on 168 sales, Yerba Buena -2.2%) while low-dues flats citywide cleared 10%+ over in 59.9% of sales. Check the dues before you plan the offer. Show the 17 earlier readings Issue Date Reading Call #19 Aug 18, 2026 Where cash buys the most and shouts the least. Corridor condos ran 41.7% cash in the past 12 months, the heaviest concentration this series tracks, yet cash and financed closed at the same price, 99.2% versus 99.3% of asking. Cash's whole edge here is the clock: 20 median days on market against 39 financed. Financed buyers give up nothing on price here; they pay in patience. #17 Aug 9, 2026 Zero, which is the cleanest reading this scoreboard has produced. Across 368 corridor condo closings so far in 2026, not one sold $1,000,000 over asking, and the typical one closed slightly under asking: South Beach 0.7% below on 183 sales, South of Market 1.0% below on 79, Yerba Buena 2.4% below on 53, Mission Bay exactly at asking on 53. In an issue about where the overbidding is, the corridor is where it is not. Buyer opening holds, and this issue measures exactly how wide it is. #16 Aug 6, 2026 Flat in every window, which this issue argues is the whole point. South Beach condos read 100.0% of asking at 30, 90 and 180 days and 99.0% over the trailing year. South of Market reads 99.4, 99.8, 99.6 and 99.0. Four windows, one answer. Every house lane in this issue moved when the window moved; the corridor did not, and a segment that reads the same no matter how you slice it is a segment that is not turning. Buyer opening holds, and now it is measured four ways instead of one. #15 Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. A decade of TIC market time, and then 2026 Median days on market for TIC sales, January 1 through August 29 of each year. The decade's fastest year before 2026 was 2018 at 29 days. San Francisco MLS via POTM Command. 39 2016 34 2017 29 2018 31 2019 35 2020 45 2021 34 2022 36 2023 34 2024 37 2025 18 2026 Takeaways TICs turned in one year: from a median at asking in 37 days to +5.8% over asking in 16 days, on 176 sales against 169 the year before. The share clearing 10% or more over asking nearly tripled, 13.6% to 39.8%, and now beats condos at 29.6%. And the speed has no precedent: in ten years of data, no year posted a median under 29 days. The product is the original low-dues flat: median year built 1909 against 1989 for condos, median reported dues $450 against $823, and a median $986 per square foot against $1,101, a 10.4% discount for a similar-sized home. The cash-only folklore is out of date: of TIC sales with reported financing, 24.7% were cash, a lower cash share than condos at 37.0%, and half closed with conventional loans. Fractional TIC financing exists; the terms differ from condo loans, so talk to a TIC-experienced lender early. Geography inverts the condo map: TIC heat is in Districts 6, 7 and 1 (the Marina ran +17.8% on a Directional 9 sales), while District 5, the TIC volume center, sat at +3.2%, and Noe Valley TICs closed at asking on 19 sales while Noe condos ran +16.6%. This is a stable niche, not a fad or a fade: 232 to 326 TIC sales a year every year since 2016 outside the 2021 spike, and 2026 is pacing at the top of that range. It remains the city's discount door into the neighborhoods buyers actually want. Sale-to-list, market time and inventory for every San Francisco neighborhood are live in the market explorer , each with its reliability label. If a TIC listing has caught your eye, read its subdistrict there first, then assemble the right team before you write. Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command, governed MLS analytics, queried August 30, 2026. All current figures cover closed sales from March 3 through August 29, 2026; year-ago figures use the identical window in 2025. Counts: 176 TIC sales now, 169 a year ago, 1,364 condo and townhouse sales now. Every figure is an exact median, never an average. Sale-to-list is the ratio of sold price to final list price. Dues are reported on 144 of the 176 TIC sales and financing on 158; both shares use the reported denominator only, and unreported sales are never assumed. The decade table and chart compare January 1 through August 29 of each year, 2016 through 2026, so the year-to-date figures (2026 at +2.9% over asking) sit beside the trailing six-month figures (+5.8%) without contradiction; annual year-to-date samples run 139 to 294 sales. District figures at 13 or more sales meet at least the Directional reliability threshold for this window; the Marina (9 sales) and North Panhandle (5) are labeled in the text and read accordingly. Houses and 2-4 unit buildings are excluded throughout. General information, not legal, lending or tax advice: TIC ownership and financing have real legal and lending differences from condominiums, and the right professionals for those questions are a TIC-experienced attorney and lender. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #21: El giro de los TIC | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-21-el-giro-de-los-tic/

Pulso de Paulo ↗ POTM Blog Edición #21, 30 de agosto de 2026 El giro de los TIC Las casas se llevan los titulares y los condominios los promedios. Esta edición trata del tercer producto, el flat en tenencia en común: qué es realmente, cuánto cuesta mantenerlo, dónde se volvió competitivo de pronto, y por qué la sabiduría popular sobre él, solo efectivo, difícil de vender, no coincide con los datos. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 30 de agosto de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #21 · En números +5.8% Mediana sobre lo pedido de las ventas de TIC en los últimos seis meses, en 176 ventas. El mismo mercado cerraba en lo pedido hace un año 18 Días de mediana en el mercado de las ventas de TIC este año, lo más rápido en al menos una década. Ningún año desde 2016 bajó de una mediana de 29 días $450 Cuota mensual mediana de las ventas de TIC que la reportaron, contra $823 de los condominios. El TIC es el flat original de cuota baja Todo comprador en San Francisco aprende la historia de dos productos: casas y condominios. Hay un tercer producto, y a la mayoría le enseñaron a pasarlo de largo. En los últimos seis meses superó en silencio al mercado de condominios. Una tenencia en común, un TIC, es una participación en un edificio completo en lugar de una unidad legalmente separada. Usted es dueño de un porcentaje de la propiedad junto con sus vecinos, y un acuerdo escrito le da el derecho exclusivo a su flat. Así fue como San Francisco convirtió miles de sus edificios victorianos y eduardianos en viviendas que la gente sí podía comprar, y viene envuelto en una gruesa capa de folclor: difícil de financiar, difícil de revender, el producto con descuento que uno acepta a regañadientes. Parte de ese folclor se ganó hace años. Los datos actuales no sostienen la mayor parte. El giro Hace un año, el mercado de TIC parecía el carril lento. La venta mediana de TIC, en los seis meses terminados en agosto de 2025, cerró en lo pedido tras una mediana de 37 días en el mercado. Solo el 13.6% de las ventas superó lo pedido por 10% o más. Los últimos seis meses: mediana de +5.8% sobre lo pedido , mediana de 16 días , y 39.8% de las ventas superando lo pedido por dos dígitos. Ese último número casi se triplicó en un año, y ya corre por delante de los condominios, donde el 29.6% superó el 10%. Con 176 ventas contra 169 el año anterior, es el mismo mercado moviéndose a otra velocidad, no otro mercado. Los condominios también se calentaron este año, como cubrimos en la Edición #20 . Pero el movimiento de los TIC es mayor en cada medida: tiempo en el mercado reducido a menos de la mitad, la proporción sobre lo pedido subió 21 puntos, el precio mediano pasó de $1,000,000 a $1,205,000. La década detrás del giro Un año de mejora podría ser un rebote. Así que corrimos las mismas medidas para cada año desde 2016, comparando del 1 de enero al 29 de agosto de cada año para que ninguna temporada tenga ventaja. La tabla completa está en Las cifras, y se lee en cuatro actos. De 2016 a 2019, el TIC fue un nicho genuinamente competitivo: unos puntos sobre lo pedido, más o menos un mes para venderse, con 2018 como pico, a +5.6% y con el 38.5% de las ventas superando los dos dígitos. Luego el capítulo extraño: 2020 se estancó, y 2021 entregó el mayor volumen de la década, 294 ventas a fines de agosto, a su velocidad más lenta, 45 días, y con precios planos. Los compradores tomaron el producto con descuento en cantidad sin competir por él. De 2022 a 2025 vino lo plano y largo: la venta mediana de TIC cerró exactamente en lo pedido cuatro años seguidos, y 2023 fue el verdadero fondo, cuando solo el 2.2% de las ventas superó lo pedido por 10% o más. Ahora ponga 2026 contra todo eso. La proporción sobre lo pedido, 61.2% en lo que va del año, volvió a los niveles de 2016-2018. La proporción de sobreprecios de dos dígitos, 34.2%, solo queda detrás de 2018. Esos son ecos del viejo pico. La velocidad no es eco de nada: 18 días de mediana, contra una década en la que ningún año bajó de 29 . El precio mediano y el precio por pie cuadrado, $1,178,000 y $978 en el año, son máximos de la década; el pico de 2018 nunca pasó de $899 por pie. En términos simples, 2026 corre con el nivel de competencia de 2018 al doble de la velocidad de 2018 y a precios récord. Eso no es un mercado volviendo a una vieja normalidad. No hay año en los últimos diez que se parezca a este. Una nota sobre ventanas para que los números no parezcan contradecirse: la tabla de la década compara años de enero a agosto, donde 2026 está a +2.9% sobre lo pedido, mientras que el resto de esta edición cita los últimos seis meses, +5.8%. Ambos son correctos; la cifra del año incluye enero y febrero, más fríos. Qué es realmente el producto Los datos dibujan una imagen muy específica del TIC a la venta en 2026. Su edificio mediano se construyó en 1909 ; el del condominio mediano, en 1989. Su tamaño mediano ronda los 1,200 pies cuadrados, esencialmente igual al del condominio mediano. Su cuota mediana reportada es de $450 al mes contra $823 de los condominios, porque un edificio pequeño autoadministrado no carga la nómina de una torre. Y se vende a una mediana de $986 por pie cuadrado contra $1,101 , un descuento de 10.4% por una vivienda de tamaño similar. Ponga eso junto al hallazgo de la Edición #20, que los flats de cuota baja en edificios antiguos eran el rincón más caliente del mercado de vivienda adosada, y el giro de los TIC deja de sorprender. El TIC es el flat original de cuota baja. Es el producto que ese hallazgo describía, a una estructura legal de distancia. Dónde vive el mercado de TIC. Ventas de tenencia en común por subdistrito, seis meses al 29 de agosto de 2026. Arcilla más profunda significa más ventas; los cinco vecindarios más activos van en tarjetas a la derecha. Los Distritos 3, 4 y 10, el oeste y el sur, registraron cero. POTM Command vía MLS. La revisión del folclor La pieza más ruidosa del folclor es que los TIC son solo de efectivo. En los últimos seis meses, de las ventas de TIC con financiamiento reportado, 24.7% fue en efectivo . Los condominios corrieron a 37.0% de efectivo en la misma ventana. La mitad de las ventas de TIC cerró con crédito convencional. Léalo con cuidado: el producto supuestamente infinanciable tuvo una proporción de efectivo menor que el producto de siempre. El financiamiento fraccionado para TIC ya es un mercado real y establecido; sus tasas y términos sí difieren de un crédito de condominio, lo cual es una conversación para un prestamista con experiencia en TIC, no una razón para saltarse la casa abierta. La segunda pieza del folclor es que el TIC es un formato en extinción. Desde 2016 el mercado ha cerrado entre 232 y 326 ventas de TIC cada año, fuera del pico generalizado de 2021. Este año avanza en la parte alta de ese rango. Una décima parte estable del mercado de flats durante una década no es moda ni extinción. Es un carril. Dónde está el calor, y un enigma El mapa de los TIC no copia el mapa de los condominios. El extremo caliente es el lado norte: el Distrito 6 corrió a +12.0% sobre lo pedido con el 80% de las ventas superando, el Distrito 7, la Marina y Pacific Heights, a +11.9%, el Distrito 1, el Richmond, a +12.7% con una muestra más pequeña, de nivel Direccional. La Marina misma corrió a +17.8% con 9 ventas, Direccional, y Mission Dolores a +10.6% con 13. Y donde el inventario es unifamiliar, el producto simplemente no está: los Distritos 3, 4 y 10 registraron cero ventas de TIC en la ventana. Dónde los TIC superan lo pedido. Mediana de venta sobre lista de TIC por distrito de SFAR, seis meses al 29 de agosto de 2026. Los distritos con menos de 13 ventas no se califican; el Distrito 1 es una lectura Direccional con exactamente 13. POTM Command vía MLS. El centro de volumen está más tranquilo: el Distrito 5 produjo 63 ventas de TIC, más de un tercio del total de la ciudad, a una mediana de +3.2%. Y un enigma genuino: los TIC de Noe Valley cerraron en lo pedido con 19 ventas en los mismos seis meses en que los condominios de Noe corrieron a +16.6%. Un vecindario, dos productos adosados, dieciséis puntos de distancia. Las muestras delgadas oscilan, pero esa brecha merece vigilancia, no una explicación rápida. Cómo usar esto Si usted compra y los condominios de sus vecindarios preferidos ya no le alcanzan: el TIC es la puerta con descuento, y el descuento es real, cerca de 10% por pie cuadrado más aproximadamente la mitad de la cuota mensual. Lo que se negocia es estructura legal, no ubicación ni luz. Entre con un abogado y un prestamista con experiencia en TIC y estará negociando desde el conocimiento mientras otros compradores siguen repitiendo folclor. Y vaya pronto: un mercado de 16 días no espera a que nadie termine su investigación. Si usted es dueño de un TIC y ha pensado en vender: esta es la mejor ventana de salida en al menos una década de datos. Casi dos de cada tres ventas de TIC ya superan lo pedido, y ninguno de los últimos diez años vendió más rápido. Póngale precio como el producto competitivo que es hoy, en su subdistrito, contra los últimos seis meses. En números Año, 1 ene a 29 ago Ventas Mediana vs lo pedido Días de mediana Sobre lo pedido Superó el 10% $ por pie cuadrado 2016 152 +2.6% 39 62.5% 21.1% $695 2017 155 +3.4% 34 61.3% 25.2% $737 2018 174 +5.6% 29 67.2% 38.5% $863 2019 182 +1.4% 31 57.7% 19.2% $896 2020 139 En lo pedido 35 43.2% 9.4% $899 2021 294 En lo pedido 45 45.9% 16.0% $891 2022 220 +0.1% 34 51.4% 20.9% $892 2023 178 En lo pedido 36 30.9% 2.2% $863 2024 171 En lo pedido 34 41.5% 15.2% $861 2025 204 En lo pedido 37 41.2% 12.7% $850 2026 219 +2.9% 18 61.2% 34.2% $978 Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #21 (esta edición) 30 ago 2026 Sigue siendo el extremo tranquilo del mapa. South Beach en lo pedido con 167 ventas y 29.9% por encima; SoMa, Mission Bay y Van Ness / Civic Center en lo pedido; Yerba Buena 1.7% por debajo. Mientras tanto, el 56.6% de los condominios de la ciudad ya supera lo pedido, contra 36.4% hace un año. El extremo negociador del mercado, con el piso subiendo por debajo. #20 25 ago 2026 Dos mercados, una etiqueta. Las torres del corredor siguen a lo pedido o por debajo en los últimos seis meses (South Beach en lo pedido con 168 ventas, Yerba Buena -2.2%) mientras los flats de cuota baja superaron 10%+ en el 59.9% de las ventas. Revise la cuota antes de planear la oferta. Ver las 17 lecturas anteriores Edición Fecha Lectura Llamado #19 18 ago 2026 Donde el efectivo compra más y grita menos. Los condominios del corredor corrieron 41.7% en efectivo en los últimos 12 meses, la concentración más pesada que sigue esta serie, y aun así efectivo y financiado cerraron al mismo precio, 99.2% contra 99.3% de lo pedido. Toda la ventaja del efectivo aquí es el reloj: 20 días de mediana en el mercado contra 39 financiado. El comprador financiado no cede nada en precio aquí; paga en paciencia. #17 9 ago 2026 Cero, la lectura más limpia que ha producido este marcador. En 368 cierres de condominios del corredor en lo que va de 2026, ninguno se vendió $1,000,000 sobre lo pedido, y el típico cerró un poco por debajo de lo pedido: South Beach 0.7% abajo en 183 ventas, South of Market 1.0% abajo en 79, Yerba Buena 2.4% abajo en 53, Mission Bay exactamente en lo pedido en 53. En una edición sobre dónde está el sobreprecio, el corredor es donde no está. La apertura de compra se mantiene, y esta edición mide exactamente qué tan amplia es. #16 6 ago 2026 Plano en todas las ventanas, que según esta edición es justamente el punto. Los condominios de South Beach marcan 100.0% de lo pedido a 30, 90 y 180 días y 99.0% en el año previo. South of Market marca 99.4, 99.8, 99.6 y 99.0. Cuatro ventanas, una respuesta. Cada carril de casas de esta edición se movió cuando se movió la ventana; el corredor no, y un segmento que se lee igual sin importar cómo lo corte es un segmento que no está girando. La apertura de compra se mantiene, y ahora está medida de cuatro maneras en vez de una. #15 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Una década de tiempo en mercado de los TIC, y luego 2026 Mediana de días en el mercado de ventas de TIC, del 1 de enero al 29 de agosto de cada año. El año más rápido de la década antes de 2026 fue 2018, con 29 días. MLS de San Francisco vía POTM Command. 39 2016 34 2017 29 2018 31 2019 35 2020 45 2021 34 2022 36 2023 34 2024 37 2025 18 2026 Puntos clave Los TIC giraron en un año: de una mediana en lo pedido en 37 días a +5.8% sobre lo pedido en 16 días, con 176 ventas contra 169 el año anterior. La proporción que superó lo pedido por 10% o más casi se triplicó, de 13.6% a 39.8%, y ya supera a los condominios, en 29.6%. Y la velocidad no tiene precedente: en diez años de datos, ningún año registró una mediana menor a 29 días. El producto es el flat original de cuota baja: año de construcción mediano 1909 contra 1989 de los condominios, cuota mediana reportada de $450 contra $823, y $986 por pie cuadrado de mediana contra $1,101, un descuento de 10.4% por una vivienda de tamaño similar. El folclor de solo efectivo está desactualizado: de las ventas de TIC con financiamiento reportado, 24.7% fue en efectivo, una proporción menor que la de los condominios, 37.0%, y la mitad cerró con crédito convencional. El financiamiento fraccionado para TIC existe; los términos difieren de un crédito de condominio, así que hable temprano con un prestamista con experiencia en TIC. La geografía invierte el mapa de los condominios: el calor de los TIC está en los Distritos 6, 7 y 1 (la Marina corrió a +17.8% con 9 ventas, nivel Direccional), mientras el Distrito 5, el centro de volumen de los TIC, quedó en +3.2%, y los TIC de Noe Valley cerraron en lo pedido con 19 ventas mientras los condominios de Noe corrieron a +16.6%. Es un nicho estable, no una moda ni una extinción: de 232 a 326 ventas de TIC al año, todos los años desde 2016 fuera del pico de 2021, y 2026 avanza en la parte alta de ese rango. Sigue siendo la puerta con descuento a los vecindarios que los compradores realmente quieren. La venta sobre lista, el tiempo en el mercado y el inventario de cada vecindario de San Francisco están en vivo en el explorador del mercado , cada uno con su etiqueta de confiabilidad. Si un TIC le llamó la atención, lea primero su subdistrito ahí, y arme el equipo correcto antes de ofertar. Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, consultada el 30 de agosto de 2026. Todas las cifras actuales cubren ventas cerradas del 3 de marzo al 29 de agosto de 2026; las del año anterior usan la ventana idéntica de 2025. Conteos: 176 ventas de TIC ahora, 169 hace un año, 1,364 de condominios y townhouses ahora. Cada cifra es una mediana exacta, nunca un promedio. La venta sobre lista es la razón entre precio de venta y último precio de lista. La cuota se reporta en 144 de las 176 ventas de TIC y el financiamiento en 158; ambas proporciones usan solo el denominador reportado, y las ventas sin reporte nunca se asumen. La tabla y la gráfica de la década comparan del 1 de enero al 29 de agosto de cada año, de 2016 a 2026, de modo que las cifras del año (2026 a +2.9% sobre lo pedido) conviven sin contradicción con las de los últimos seis meses (+5.8%); las muestras anuales van de 139 a 294 ventas. Las cifras por distrito con 13 o más ventas cumplen al menos el umbral de confiabilidad Direccional para esta ventana; la Marina (9 ventas) y North Panhandle (5) van etiquetadas en el texto y así deben leerse. Las casas y los edificios de 2 a 4 unidades se excluyen en todo el análisis. Información general, no asesoría legal, crediticia ni fiscal: la propiedad y el financiamiento de un TIC tienen diferencias legales y crediticias reales frente a un condominio, y los profesionales indicados para esas preguntas son un abogado y un prestamista con experiencia en TIC. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #20: The HOA Line | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-20-the-hoa-line/

Paulo's Pulse ↗ POTM Blog Issue #20, August 25, 2026 The HOA Line Every report this year says the same thing: houses are hot, condos are not. True, and close to useless, because “condo” is not one market. It is two, and the line between them is not the neighborhood, not the year the building went up, and not parking. It is the monthly HOA dues. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published August 25, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #20 · The numbers 59.9% Share of condo sales with dues under $500 a month that cleared asking by 10% or more, median 13 days on market 11.1% The same figure with dues over $1,000. The share roughly halves at each step of the dues ladder: 59.9, 26.0, 11.1 39.9% Share of sales in the over $1,000 dues group that closed below asking, the most common outcome in that group Every market report this year has told you the same thing. Houses are hot, condos are not. It is true. Over the last six months, San Francisco single-family homes sold at a median of +22.5% over asking . Condos sold at +1.3% . That is 1,276 houses against 1,375 condos. It is not close. It is also close to useless, because "condo" is not one market. It is two, and the line between them is not the neighborhood, not the year the building went up, and not whether it has parking. It is the monthly HOA dues. One number sorts the whole market Take every condo that closed in San Francisco over the last six months and sort it into three groups by monthly homeowners association dues. Then ask one question of each group: what share of sales cleared the asking price by 10% or more? Under $500 a month: 59.9% of sales . Between $500 and $1,000: 26.0% . Over $1,000: 11.1% . The share roughly halves at each step. Under $500, three sales in five end in a double-digit overbid, in a median 13 days. Over $1,000, one in nine. The other end of the distribution says it just as plainly. In the over $1,000 group, the single most common outcome is still closing below asking: 39.9% of those sales did, against 38.9% over and 21.2% right at it, on a median 19 days. Above that line on the dues sheet, negotiating down is not the exception. It is the default. The full four-bracket detail is in the By the numbers table below, and it behaves: the brackets are cuts of a continuous slope, not real categories. Draw the lines at $500 and $1,000, or at $800 and $1,200, and the overbid share never breaks order: more dues, fewer bidding wars, and a market that slows from 13 days at the bottom of the ladder to about three weeks at the top. When a pattern survives every way of slicing it, it is the pattern doing the talking, not the slicing. One more observation, worth a sentence but only a sentence. The discount you might expect on high dues buildings does not clearly show up in price per square foot, which lands close to the low dues group at both ends of the range. Different buildings in different neighborhoods make that a rough comparison, so I read it as suggestive rather than proven. Where it shows up on the map You have heard that older buildings do better. That is true, and it is mostly this: pre-1940 condos sold at +10.7% over asking these six months while buildings from 2015 or later sold at asking. You have heard that some neighborhoods are stronger. Also true, also mostly this, because neighborhoods sort themselves by building type. Flats carved out of Victorians and Edwardians cluster in the house districts. Towers cluster downtown and along the waterfront. The condo market, one neighborhood at a time. Median sale-to-list for condos and townhouses by subdistrict, trailing six months through August 21, 2026. Deep clay is 10% or more over asking; slate is below asking; pale areas had fewer than 20 sales and are not rated. Every strong neighborhood is a house district; every slate patch is a tower district. POTM Command via MLS. North Panhandle leads the city at +19.5% over asking, with Noe Valley at +15.9%, Eureka Valley at +14.2% and Mission Dolores at +11.6%. In Noe Valley, 92.7% of condo sales cleared asking, the highest share among neighborhoods with 20 or more sales. At the other end, Yerba Buena, Downtown and SoMa sit below asking and South Beach, Mission Bay and Van Ness right at it, with the below-asking corridor taking a month or more to sell, the same corridor where Issue #19 found cash buyers negotiating real discounts. South Beach by itself carries 168 sales, as many as the five strongest neighborhoods combined, which is a large part of why the citywide condo number looks the way it does. And the Marina is no longer in between: +10.3% over asking these six months, with Pacific Heights at +6.7%, as the pre-war flat side of those mixed streets does the selling. Among Marina, Pacific Heights and Cow Hollow 1 and 2 bedroom condos, 40.4% of sales cleared asking by double digits, in a median 9 days. Cole Valley, Corona Heights, Inner Richmond and Bernal Heights are running hot as well, but on fewer than 20 sales each this half, so the map shows them unrated. All of it describes the same thing from different angles. A flat carved out of a 1926 four-unit Victorian has almost no dues, because there is no elevator, no lobby, no doorman, no gym. A 2015 tower has $1,200 a month, and it has them forever, and they rise. A buyer with a fixed monthly budget feels that immediately: the dues come out of the same pocket as the mortgage payment, and lenders count them the same way, as the CFPB's plain-language explainer lays out. The building with low dues does not just cost less to own. It has a materially larger pool of buyers who can afford to bid on it. Two sales that beat their own bracket Both of these sold this cycle. Both sit in the middle dues bracket, the $500 to $800 group where the median sale closes just over asking and about three in ten clear double digits over. Neither of them behaved like it. 7 Casa Way, Unit 1, in the Marina. A one bedroom, one bath in a 1926 building, dues of $626. Listed at $929,000, it closed August 19 at $1,260,000 , which is +35.6% over asking in 12 days. Not a one-off: Unit 5 in the same building sold for $1,600,000 on a $1,195,000 ask in July 2024, also in 12 days. 1945 Washington Street, Unit 204, in Pacific Heights. A two bedroom, two bath with parking, dues of about $797, listed at $1,095,000. It drew 12 offers and is in contract above $1.4M. It was still pending as this issue went to press, so the exact price is not yet a matter of record; I will update it when the sale records. And note the year on the building: 1987. Not a pre-war conversion. This is the part I want to be careful about, because it would be easy to use these two sales dishonestly. They are not proof that low dues win. They are the opposite: two homes in the ordinary middle of the dues range that blew straight through what their bracket predicted, one of them in a 1987 building. The bracket sets the odds. In the $500 to $800 group, roughly three sales in ten clear double digits over asking. Both of these were among them. A buyer who reads "condos are flat" and offers accordingly on a home like either of these does not lose by a little. What the strong ones have in common Low dues get a home into the running. What wins it is whether the home lives like a home rather than a room with a view. Real square footage instead of a clever floor plan. Light from more than one side. Parking, though it matters less than the folklore says: units with parking cleared double digits over asking 30.6% of the time against 23.3% without. A second bedroom a person could actually sleep in. Outdoor space, or a view that does not depend on a neighbor's roofline. The bedroom count says the same thing plainly. Not one of 45 studio sales cleared double digits, and studios sat a median 26 days. One bedrooms, 13.0% and 22 days. Two bedrooms, 31.5% and 14 days. Three bedrooms, 48.2% and 13 days. The closer a condo gets to functioning like a house, the more it behaves like one. My read If you are shopping for a condo, pull the dues before you fall in love with the kitchen. Not because high dues are a bad deal. Sometimes the elevator, the desk and the roof deck are exactly what you want, and that building will be a calmer purchase with room to negotiate. That is a real advantage if you value it honestly. Pull them because the dues tell you which negotiation you are walking into. Under $500 a month, assume competition and be ready. Over $1,200, assume you have time, and use it. The mistake I watch buyers make is bringing one plan to both rooms: they read that condos are flat, offer near asking on the best low-dues flat they have seen all year, and lose it to someone who understood the room. The next comparable one shows up four months later and costs more. And if you are selling in a high-dues building, this is the number to get ahead of. A clean, current reserve study , which California law requires at least every three years, and a plain explanation of what the dues actually buy will do more for your result than another week of staging. By the numbers Monthly HOA dues Sales Median vs asking Median days on market Went 10%+ over Median $ per sq ft Under $500 302 +13.0% 13 59.9% $1,184 $500 to $800 335 +1.8% 16 31.0% $1,021 $800 to $1,200 342 At asking 20 17.3% $1,003 $1,200 and up 342 At asking 18 9.1% $1,187 AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #20 (this issue) Aug 25, 2026 Two markets, one label. Corridor towers still at or below asking over the past six months (South Beach at asking on 168 sales, Yerba Buena -2.2%) while low-dues flats citywide cleared 10%+ over in 59.9% of sales. Check the dues before you plan the offer. #19 Aug 18, 2026 Where cash buys the most and shouts the least. Corridor condos ran 41.7% cash in the past 12 months, the heaviest concentration this series tracks, yet cash and financed closed at the same price, 99.2% versus 99.3% of asking. Cash's whole edge here is the clock: 20 median days on market against 39 financed. Financed buyers give up nothing on price here; they pay in patience. Show the 16 earlier readings Issue Date Reading Call #17 Aug 9, 2026 Zero, which is the cleanest reading this scoreboard has produced. Across 368 corridor condo closings so far in 2026, not one sold $1,000,000 over asking, and the typical one closed slightly under asking: South Beach 0.7% below on 183 sales, South of Market 1.0% below on 79, Yerba Buena 2.4% below on 53, Mission Bay exactly at asking on 53. In an issue about where the overbidding is, the corridor is where it is not. Buyer opening holds, and this issue measures exactly how wide it is. #16 Aug 6, 2026 Flat in every window, which this issue argues is the whole point. South Beach condos read 100.0% of asking at 30, 90 and 180 days and 99.0% over the trailing year. South of Market reads 99.4, 99.8, 99.6 and 99.0. Four windows, one answer. Every house lane in this issue moved when the window moved; the corridor did not, and a segment that reads the same no matter how you slice it is a segment that is not turning. Buyer opening holds, and now it is measured four ways instead of one. #15 Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways The dues ladder is the cleanest gradient in the condo market: the share of sales clearing 10% or more over asking runs 59.9% under $500 a month, 26.0% between $500 and $1,000, and 11.1% above $1,000. Draw the bracket lines anywhere and the order never changes. Above $1,000 a month the script still flips: closing below asking is the most common outcome, 39.9% of sales, on a median 19 days. Below $500, the market moves in 13 days and three in five sales end in a double-digit overbid. The old explanations are mostly this one. Pre-1940 condos beat 2015-and-newer, and house-district flats beat tower districts, largely because a flat carved out of a Victorian carries almost no dues while a tower carries $1,200 a month, forever, and rising. The bracket is not destiny. A 1926 Marina one bedroom closed 35.6% over asking in 12 days, and a 1987 Pacific Heights two bedroom drew 12 offers, both from the middle dues bracket where the median sale closes just over asking. Low dues get a home into the running; whether it lives like a home decides the bidding. Sale-to-list, market time and inventory for every San Francisco neighborhood are live in the market explorer , each with its reliability label. Pull your building’s dues, then read your own subdistrict before you write the offer. Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command, governed MLS analytics, closed sales through August 21, 2026. Condo figures cover 1,375 closed condo and townhouse sales over the trailing six months, of which 1,321 reported HOA dues; the citywide house and condo comparison uses the same six months, 1,276 houses and 1,375 condos. Every figure is an exact median, never an average and never an approximation. Dues brackets are cuts of a continuous relationship, not categories; the ladder holds under any bracketing, which is why the shares lead this issue rather than the medians. Neighborhood figures use the same six months and are rated only at 20 or more sales; Cole Valley, Corona Heights, Inner Richmond and Bernal Heights fell under that floor this half and are shown unrated on the map. 1945 Washington Street was in contract and had not recorded as of publication; its figure is described in general terms and will be updated when it records. Everything here is observed, not causal. Updated August 25, 2026: every figure refreshed from the launch twelve-month window to the trailing six months. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #20: La línea de las cuotas | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-20-la-linea-de-las-cuotas/

Pulso de Paulo ↗ POTM Blog Edición #20, 25 de agosto de 2026 La línea de las cuotas Todos los reportes de este año dicen lo mismo: las casas están calientes, los condominios no. Cierto, y casi inútil, porque “condominio” no es un solo mercado. Son dos, y la línea que los separa no es el vecindario, ni el año de construcción, ni el estacionamiento. Es la cuota mensual del HOA. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 25 de agosto de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #20 · En números 59.9% Proporción de ventas de condominios con cuota menor a $500 al mes que superó lo pedido por 10% o más, mediana de 13 días en el mercado 11.1% La misma cifra con cuota mayor a $1,000. La proporción se reduce a la mitad en cada escalón de la escalera: 59.9, 26.0, 11.1 39.9% Proporción de ventas del grupo de más de $1,000 que cerró por debajo de lo pedido, el resultado más común en ese grupo Todos los reportes del mercado este año le han dicho lo mismo. Las casas están calientes, los condominios no. Es cierto. En los últimos seis meses, las casas unifamiliares de San Francisco se vendieron a una mediana de +22.5% sobre el precio de lista . Los condominios, a +1.3% . Son 1,276 casas contra 1,375 condominios. No hay comparación. También es casi inútil, porque "condominio" no es un solo mercado. Son dos, y la línea que los separa no es el vecindario, ni el año de construcción, ni si tiene estacionamiento. Es la cuota mensual de la asociación de propietarios, el HOA. Un solo número ordena todo el mercado Tome cada condominio que cerró en San Francisco en los últimos seis meses y divídalo en tres grupos por cuota mensual del HOA. Luego hágale una pregunta a cada grupo: ¿qué proporción de ventas superó el precio de lista por 10% o más? Menos de $500 al mes: 59.9% de las ventas . Entre $500 y $1,000: 26.0% . Más de $1,000: 11.1% . La proporción se reduce aproximadamente a la mitad en cada escalón. Abajo de $500, tres ventas de cada cinco terminan en un sobreprecio de dos dígitos, en una mediana de 13 días. Arriba de $1,000, una de cada nueve. El otro extremo de la distribución lo dice igual de claro. En el grupo de más de $1,000, el resultado más común sigue siendo cerrar por debajo del precio de lista: el 39.9% de esas ventas lo hizo, contra 38.9% por encima y 21.2% exactamente en lista, con una mediana de 19 días. Arriba de esa línea en la hoja de cuotas, negociar a la baja no es la excepción. Es lo normal. El detalle de cuatro rangos está en la tabla de cifras más abajo, y se porta bien: los rangos son cortes de una pendiente continua, no categorías reales. Dibuje las líneas en $500 y $1,000, o en $800 y $1,200, y la proporción de sobreprecios nunca rompe el orden: más cuota, menos guerras de ofertas, y un mercado que pasa de 13 días abajo de la escalera a unas tres semanas arriba. Cuando un patrón sobrevive a cualquier forma de rebanarlo, el que habla es el patrón, no la rebanada. Una observación más, que vale una oración pero solo una. El descuento que uno esperaría en los edificios de cuota alta no aparece con claridad en el precio por pie cuadrado, que queda cerca del grupo de cuota baja en ambos extremos del rango. Son edificios distintos en vecindarios distintos, así que lo leo como sugerente, no como probado. Dónde se ve en el mapa Le habrán dicho que a los edificios antiguos les va mejor. Es cierto, y es en gran parte esto: los condominios anteriores a 1940 se vendieron estos seis meses a +10.7% sobre lista mientras los edificios de 2015 en adelante se vendieron al precio de lista. Le habrán dicho que algunos vecindarios son más fuertes. También cierto, también en gran parte esto, porque los vecindarios se ordenan solos por tipo de edificio. Los flats tallados en casas victorianas y eduardianas se concentran en los distritos de casas. Las torres se concentran en el centro y junto al malecón. El mercado de condominios, vecindario por vecindario. Mediana de venta sobre lista de condominios y townhouses por subdistrito, últimos seis meses hasta el 21 de agosto de 2026. El barro profundo es 10% o más sobre lo pedido; el pizarra es por debajo de lo pedido; las zonas pálidas tuvieron menos de 20 ventas y no se califican. Cada vecindario fuerte es un distrito de casas; cada parche pizarra es un distrito de torres. POTM Command vía MLS. North Panhandle encabeza la ciudad con +19.5% sobre lista, con Noe Valley en +15.9%, Eureka Valley en +14.2% y Mission Dolores en +11.6%. En Noe Valley, el 92.7% de las ventas de condominios superó lo pedido, la proporción más alta entre vecindarios con 20 o más ventas. En el otro extremo, Yerba Buena, Downtown y SoMa están por debajo de lista y South Beach, Mission Bay y Van Ness exactamente en ella, con el corredor bajo lista tardando un mes o más en venderse, el mismo corredor donde la edición #19 encontró a compradores de efectivo negociando descuentos reales. South Beach por sí solo carga 168 ventas, tantas como los cinco vecindarios más fuertes juntos, y eso explica buena parte de por qué la cifra citadina de condominios se ve como se ve. Y la Marina ya no queda en medio: +10.3% sobre lista en estos seis meses, con Pacific Heights en +6.7%, porque el lado de flats de preguerra de esas calles mixtas es el que está vendiendo. Entre los condominios de 1 y 2 recámaras de Marina, Pacific Heights y Cow Hollow, el 40.4% de las ventas superó lo pedido por dos dígitos, en una mediana de 9 días. Cole Valley, Corona Heights, Inner Richmond y Bernal Heights también corren calientes, pero con menos de 20 ventas cada uno en este semestre, así que el mapa los muestra sin calificar. Todo describe lo mismo desde ángulos distintos. Un flat tallado en una victoriana de cuatro unidades de 1926 casi no tiene cuota, porque no hay elevador, ni lobby, ni portero, ni gimnasio. Una torre de 2015 cobra $1,200 al mes, para siempre, y la cuota sube. Un comprador con un presupuesto mensual fijo lo siente de inmediato: la cuota sale del mismo bolsillo que el pago de la hipoteca, y los prestamistas la cuentan igual, como lo explica en lenguaje llano la guía del CFPB . El edificio de cuota baja no solo cuesta menos mantener. Tiene un grupo mucho más grande de compradores que pueden darse el lujo de ofertar por él. Dos ventas que superaron su propio rango Ambas se vendieron en este ciclo. Ambas están en el rango medio de cuotas, el grupo de $500 a $800 donde la venta mediana cierra apenas sobre lista y unas tres de cada diez superan los dos dígitos. Ninguna de las dos se comportó así. 7 Casa Way, Unidad 1, en la Marina. Una recámara, un baño, en un edificio de 1926, con cuota de $626. Listado en $929,000, cerró el 19 de agosto en $1,260,000 , es decir +35.6% sobre lo pedido en 12 días. No fue caso único: la unidad 5 del mismo edificio se vendió en $1,600,000 sobre una lista de $1,195,000 en julio de 2024, también en 12 días. 1945 Washington Street, Unidad 204, en Pacific Heights. Dos recámaras, dos baños, con estacionamiento, cuota aproximada de $797, listado en $1,095,000. Atrajo 12 ofertas y está en contrato por encima de $1.4M. Seguía pendiente al cierre de esta edición, así que el precio exacto aún no es dato de registro; lo actualizaré cuando la venta se registre. Y note el año del edificio: 1987. No es una conversión de preguerra. Esta es la parte donde quiero ser cuidadoso, porque sería fácil usar estas dos ventas de forma deshonesta. No son prueba de que la cuota baja gana. Son lo contrario: dos viviendas en el medio ordinario del rango de cuotas que atravesaron de largo lo que su rango predecía, una de ellas en un edificio de 1987. El rango fija las probabilidades. En el grupo de $500 a $800, más o menos tres ventas de cada diez superan los dos dígitos sobre lista. Estas dos estuvieron entre ellas. Un comprador que lee "los condominios están planos" y oferta en consecuencia sobre una vivienda como cualquiera de estas no pierde por poco. Qué tienen en común las fuertes La cuota baja mete a una vivienda a la contienda. Lo que la gana es si la vivienda se vive como un hogar y no como un cuarto con vista. Metros reales en lugar de un plano ingenioso. Luz por más de un lado. Estacionamiento, aunque importa menos de lo que dice el folclor: las unidades con estacionamiento superaron los dos dígitos sobre lista el 30.6% de las veces, contra el 23.3% sin él. Una segunda recámara donde una persona de verdad pueda dormir. Espacio exterior, o una vista que no dependa del techo del vecino. El número de recámaras dice lo mismo sin rodeos. Ni uno de los 45 estudios vendidos superó los dos dígitos, y esperaron una mediana de 26 días. Una recámara, 13.0% y 22 días. Dos recámaras, 31.5% y 14 días. Tres recámaras, 48.2% y 13 días. Mientras más funciona un condominio como una casa, más se comporta como una. Mi lectura Si usted está buscando condominio, pida las cuotas antes de enamorarse de la cocina. No porque una cuota alta sea mal negocio. A veces el elevador, la recepción y la terraza son exactamente lo que usted quiere, y ese edificio será una compra más tranquila, con espacio para negociar. Esa es una ventaja real si usted la valora con honestidad. Pídalas porque la cuota le dice a cuál negociación está entrando. Menos de $500 al mes, asuma competencia y llegue preparado. Más de $1,200, asuma que tiene tiempo, y úselo. El error que veo cometer a los compradores es llevar un solo plan a los dos cuartos: leen que los condominios están planos, ofertan cerca del precio de lista sobre el mejor flat de cuota baja que han visto en el año, y lo pierden ante alguien que entendió el cuarto. El siguiente comparable aparece cuatro meses después y cuesta más. Y si usted está vendiendo en un edificio de cuota alta, este es el número que hay que enfrentar de frente. Un estudio de reservas limpio y al día, que la ley de California exige al menos cada tres años, y una explicación llana de qué compra la cuota, harán más por su resultado que otra semana de staging. En números Cuota mensual del HOA Ventas Mediana vs lo pedido Días de mediana en mercado Superó el 10% $ por pie cuadrado, mediana Menos de $500 302 +13.0% 13 59.9% $1,184 $500 a $800 335 +1.8% 16 31.0% $1,021 $800 a $1,200 342 A lo pedido 20 17.3% $1,003 $1,200 o más 342 A lo pedido 18 9.1% $1,187 Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #20 (esta edición) 25 ago 2026 Dos mercados, una etiqueta. Las torres del corredor siguen a lo pedido o por debajo en los últimos seis meses (South Beach en lo pedido con 168 ventas, Yerba Buena -2.2%) mientras los flats de cuota baja superaron 10%+ en el 59.9% de las ventas. Revise la cuota antes de planear la oferta. #19 18 ago 2026 Donde el efectivo compra más y grita menos. Los condominios del corredor corrieron 41.7% en efectivo en los últimos 12 meses, la concentración más pesada que sigue esta serie, y aun así efectivo y financiado cerraron al mismo precio, 99.2% contra 99.3% de lo pedido. Toda la ventaja del efectivo aquí es el reloj: 20 días de mediana en el mercado contra 39 financiado. El comprador financiado no cede nada en precio aquí; paga en paciencia. Ver las 16 lecturas anteriores Edición Fecha Lectura Llamado #17 9 ago 2026 Cero, la lectura más limpia que ha producido este marcador. En 368 cierres de condominios del corredor en lo que va de 2026, ninguno se vendió $1,000,000 sobre lo pedido, y el típico cerró un poco por debajo de lo pedido: South Beach 0.7% abajo en 183 ventas, South of Market 1.0% abajo en 79, Yerba Buena 2.4% abajo en 53, Mission Bay exactamente en lo pedido en 53. En una edición sobre dónde está el sobreprecio, el corredor es donde no está. La apertura de compra se mantiene, y esta edición mide exactamente qué tan amplia es. #16 6 ago 2026 Plano en todas las ventanas, que según esta edición es justamente el punto. Los condominios de South Beach marcan 100.0% de lo pedido a 30, 90 y 180 días y 99.0% en el año previo. South of Market marca 99.4, 99.8, 99.6 y 99.0. Cuatro ventanas, una respuesta. Cada carril de casas de esta edición se movió cuando se movió la ventana; el corredor no, y un segmento que se lee igual sin importar cómo lo corte es un segmento que no está girando. La apertura de compra se mantiene, y ahora está medida de cuatro maneras en vez de una. #15 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave La escalera de cuotas es el gradiente más limpio del mercado de condominios: la proporción de ventas que supera lo pedido por 10% o más corre 59.9% con menos de $500 al mes, 26.0% entre $500 y $1,000, y 11.1% arriba de $1,000. Trace las líneas de los rangos donde quiera y el orden nunca cambia. Arriba de $1,000 al mes el guión se invierte: cerrar por debajo de lo pedido es el resultado más común, el 39.9% de las ventas, con una mediana de 19 días. Abajo de $500, el mercado se mueve en 13 días y tres de cada cinco ventas terminan en un sobreprecio de dos dígitos. Las explicaciones de siempre son en gran parte esta. Los condominios anteriores a 1940 le ganan a los de 2015 en adelante, y los flats de distritos de casas le ganan a los distritos de torres, en buena medida porque un flat tallado en una victoriana casi no tiene cuota mientras una torre carga $1,200 al mes, para siempre, y subiendo. El rango no es destino. Una unidad de una recámara de 1926 en la Marina cerró 35.6% sobre lo pedido en 12 días, y una de dos recámaras de 1987 en Pacific Heights atrajo 12 ofertas, ambas del rango medio de cuotas donde la venta mediana cierra apenas sobre lo pedido. La cuota baja mete a la vivienda a la contienda; que se viva como un hogar decide la subasta. La venta sobre lista, el tiempo en el mercado y el inventario de cada vecindario de San Francisco están en vivo en el explorador del mercado , cada uno con su etiqueta de confiabilidad. Consiga la cuota de su edificio y luego lea su propio subdistrito antes de escribir la oferta. Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, ventas cerradas hasta el 21 de agosto de 2026. Las cifras de condominios cubren 1,375 ventas cerradas de condominios y townhouses en los últimos seis meses, de las cuales 1,321 reportaron cuota de HOA; la comparación citadina entre casas y condominios usa los mismos seis meses, 1,276 casas y 1,375 condominios. Cada cifra es una mediana exacta, nunca un promedio ni una aproximación. Los rangos de cuotas son cortes de una relación continua, no categorías; la escalera se sostiene bajo cualquier corte, y por eso esta edición la encabezan las proporciones y no las medianas. Las cifras por vecindario usan los mismos seis meses y solo se califican con 20 o más ventas; Cole Valley, Corona Heights, Inner Richmond y Bernal Heights quedaron bajo ese piso este semestre y se muestran sin calificar en el mapa. 1945 Washington Street estaba en contrato y no se había registrado al publicar; su cifra se describe en términos generales y se actualizará cuando se registre. Todo lo aquí es observado, no causal. Actualizado el 25 de agosto de 2026: todas las cifras se actualizaron de la ventana original de doce meses a los últimos seis meses. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #19: What Cash Actually Buys | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-19-what-cash-actually-buys/

Paulo's Pulse ↗ POTM Blog Issue #19, August 18, 2026 What Cash Actually Buys Issue #18 followed the cash to where it sits: the waterfront, the luxury spine, the condo towers. This issue asks the question every buyer asks next: does writing the check actually get you a better price? The national research says yes, about 10 percent. San Francisco says it depends which market you are standing in, and the two answers point in opposite directions. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published August 18, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #19 · The numbers +6.4 pts In house country cash pays for the win: 132.2% of asking against 125.8 financed, $1.5M to $2M band 7.3 pts The other direction: in the $2M to $3M condo band, cash closed at 102.7% of asking against 110.1 financed. In condo country, cash negotiates 15 vs 22 Median days on market, cash condo closings against financed ones. The one edge cash holds in every segment is the clock Issue #18 followed the buyer-financing field to where the cash sits: the northern waterfront, the luxury spine, the condo towers downtown. It deliberately stopped one step short of the question every buyer and every seller asks next, because the data to answer it had not been cut yet: does writing the check actually get you a better price? The national research has an answer. Reher and Valkanov, in the Journal of Finance , put the all-cash discount at about 10 percent across roughly two million United States sales, about 8 points in offer-level data, and their mechanism is simple: a seller accepts less money in exchange for a sale that cannot fall apart in underwriting. For scale, NAR's July 2026 survey has 26 percent of national existing-home sales closing all cash. So the folklore has a footing: nationally, cash negotiates. San Francisco splits that answer in two, and the split is the story. Two rules first, same as #18. Every share and every comparison below counts only sales where buyer financing was actually reported, about 89 percent of closings in this window, and every number is a median, never an average. And one label up front: everything here is observed, not causal. The data says what cash sales closed at. It cannot say what your sale would close at. The citywide wash Ask the question naively and the whole thing looks like nothing. Over the past 12 months the typical cash house closed at 117.9 percent of asking and the typical financed house at 117.0. For condos it is 100.0 either way. A wash, apparently, and a strange one, because it sits eight to ten points away from what the national literature predicts. The wash is an illusion of averaging two opposite markets. Hold the rung of the price ladder constant and the answer appears immediately, pointing one way in house country and the other way in condo country. Same rung of the ladder, opposite answers Median sale price as a percentage of asking price, cash buyers against financed buyers, within the same close-price band. Sample counts read cash / financed. Gaps are computed before rounding, so they can differ by a tenth from subtracting the two figures shown. Rolling 12 months, August 18, 2025 through August 17, 2026. San Francisco MLS via POTM Command. cash financed cash closed higher cash closed lower at asking 110% 120% 130% HOUSES Under $1M 46 / 132 −0.5 $1M to $1.5M 88 / 357 −0.4 $1.5M to $2M 122 / 345 +6.4 $2M to $3M 134 / 356 +4.5 $3M to $5M 157 / 165 +3.2 $5M and above 82 / 55 +6.5 CONDOS AND TOWNHOMES Under $1M 284 / 598 −1.2 $1M to $1.5M 186 / 409 −1.4 $1.5M to $2M 145 / 235 −3.4 $2M to $3M 116 / 127 −7.3 $3M to $5M 71 / 35 +3.2 $5M and above 23 / 4 financed: 4 sales, too few to compare By the numbers Close price band Houses: cash closed at Houses: financed closed at Condos: cash closed at Condos: financed closed at Under $1M 101.3% of asking (46 sales) 101.8% (132 sales) 98.8% (284) 100.0% (598) $1M to $1.5M 115.1% (88) 115.6% (357) 100.0% (186) 101.4% (409) $1.5M to $2M 132.2% (122) 125.8% (345) 101.4% (145) 104.8% (235) $2M to $3M 126.9% (134) 122.5% (356) 102.7% (116) 110.1% (127) $3M to $5M 118.1% (157) 114.9% (165) 104.8% (71) 101.6% (35, directional) $5M and above 106.5% (82) 100.0% (55) 100.0% (23, directional) 4 sales, not usable House country: cash pays for the win Read the house columns first. In every close-price band from $1.5M up, the typical cash sale closed above the typical financed one. Six points above in the $1.5M to $2M band, 132.2 percent of asking against 125.8. Four and a half points in the $2M to $3M band. Three in the $3M to $5M band. And at $5M and above, where Issue #18 found six of every ten sales paying cash, the financed field pays exactly list while cash pays 106.5. Before believing that, I tried to break it twice. Close-price bands have a known flaw: the overbid itself sorts a sale into a higher band. So the whole cut was re-run banded by asking price instead, and the house premium got cleaner, 5 to 8 points in every band over $1M. Then it was re-run inside single neighborhoods, same subdistrict, same property family, at least 8 closings on each side: the cash side closed higher in 16 of the 24 house neighborhoods that qualify, mean gap 3.6 points, and the widest gaps are not trophy blocks but Bernal Heights, 132.7 against 118.7, and the Central and Inner Richmond, 12 to 13 points each. Seven ran the other way and deserve naming too: Sunnyside, Merced Heights and Central Sunset by about 7 points, then Outer Parkside, the Excelsior, Noe Valley and Parkside by less, with one neighborhood a dead tie. The tendency survives both checks without being unanimous. So in house country, cash does not buy a discount. Cash buys the win . In a five-offer situation the check is not written to save money, it is written to end the auction, and it clears the field by outbidding it. The certainty that a national seller accepts a haircut for is worth nothing to a San Francisco house seller holding four backup offers; certainty is the one thing that seller already has. Condo country: cash negotiates, and hurries Now read the condo columns down the same table and the sign flips. In every band under $3M the typical cash condo closed below the financed field: about a point under $1M, 1.4 points in the $1M to $1.5M band, 3.4 in the $1.5M to $2M band, 7.3 points in the $2M to $3M band. Honesty about that biggest number, because it is the quotable one. The same close-price flaw that understated the house premium overstates the condo discount: a financed buyer who bids a condo up gets sorted into a higher band by the overbid. Band by asking price and the condo discount shrinks to 0 to 2 points, largest in the $1M to $1.5M range. The direction holds in both cuts. The drama does not, so take the honest range: in condo country cash buys a real but modest discount, somewhere between rounding error and a couple of points, more against the close-price ladder. What cash buys unambiguously in condo country is time . The typical cash condo closed in 15 days against 22 financed, and the gap widens exactly where the cash concentrates: in the AI corridor, the cash-heaviest segment this series tracks, cash closed in 20 median days against 39, at the same price, 99.2 percent of asking against 99.3. Where inventory sits, the seller's problem is not picking a winner among five offers, it is the carrying cost of month four. Cash solves that problem, and the price of the solution shows up in days more than in dollars. The one thing cash buys everywhere: the clock Median days on market, cash sales against financed sales. Sample counts read cash / financed. The gap is widest in the AI corridor, the segment where cash is most concentrated and where both groups closed at the same price. Days on market is the MLS field as reported. Rolling 12 months through August 17, 2026. San Francisco MLS via POTM Command. cash financed Houses, citywide 629 / 1410 11 days 13 days Condos, citywide 825 / 1408 15 days 22 days Condos in the AI corridor 229 / 320 20 days 39 days House country +6.4 pts the typical cash close above the financed field, $1.5M to $2M band 132.2% of asking against 125.8, on 122 cash closings and 345 financed; the cash side runs higher in every house band from $1.5M up Condo country 7.3 pts below the typical cash close under the financed field, $2M to $3M band 102.7% of asking against 110.1, on 116 cash closings and 127 financed; below $3M every condo band tilts the same way One field, two markets Here is the reading I trust, labeled as a reading. The national mechanism, certainty traded for price, operates everywhere, including here. What changes is who needs the certainty. In condo country the seller needs it, so cash extracts a concession, small on price, large on speed, which is the national story in miniature. In house country the buyer needs the house more than the seller needs the certainty, so the same instrument gets spent the opposite way: not as leverage on price, but as the winning bid itself. Same field in the MLS, two different purchases. Nationally, cash buys a discount. In San Francisco house country it buys the win, and it pays the financed field a premium to take it. In condo country it buys a little off the price and a lot off the clock. What this is not: a price forecast for your sale, or proof that paying cash causes a higher or lower close. Within any band, the homes cash buyers pick may differ from the ones financed buyers pick, in ways a price band cannot see, including which homes were going to start a bidding war regardless of who showed up. These are observed medians across 4,272 reported-financing closings, stated with their sample sizes, and the method note carries every caveat in full. If you are buying, if you are selling If you are buying with a loan in house country, the cash you fear is mostly not hunting bargains, it is paying premiums, and your real competition is other borrowers. A tight pre-approval, a realistic appraisal plan and a clean timeline close most of the certainty gap at a fraction of the cost. In condo country, a financed offer gives up nothing on price, only patience: at asking, with weeks on market, you can compete on terms without racing. If you are selling , the same table reads in reverse. In condo country a cash offer a point or two under asking is not an insult, it is the market rate for speed and a close that cannot wobble; weigh it against your carrying cost, not against your pride. In house country, do not price for the mythical cash bargain-hunter or hold out for the cash windfall either: the field that shows up will mostly carry loans, and when cash does appear it tends to arrive already resolved to win. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #19 (this issue) Aug 18, 2026 Where cash buys the most and shouts the least. Corridor condos ran 41.7% cash in the past 12 months, the heaviest concentration this series tracks, yet cash and financed closed at the same price, 99.2% versus 99.3% of asking. Cash's whole edge here is the clock: 20 median days on market against 39 financed. Financed buyers give up nothing on price here; they pay in patience. #17 Aug 9, 2026 Zero, which is the cleanest reading this scoreboard has produced. Across 368 corridor condo closings so far in 2026, not one sold $1,000,000 over asking, and the typical one closed slightly under asking: South Beach 0.7% below on 183 sales, South of Market 1.0% below on 79, Yerba Buena 2.4% below on 53, Mission Bay exactly at asking on 53. In an issue about where the overbidding is, the corridor is where it is not. Buyer opening holds, and this issue measures exactly how wide it is. Show the 15 earlier readings Issue Date Reading Call #16 Aug 6, 2026 Flat in every window, which this issue argues is the whole point. South Beach condos read 100.0% of asking at 30, 90 and 180 days and 99.0% over the trailing year. South of Market reads 99.4, 99.8, 99.6 and 99.0. Four windows, one answer. Every house lane in this issue moved when the window moved; the corridor did not, and a segment that reads the same no matter how you slice it is a segment that is not turning. Buyer opening holds, and now it is measured four ways instead of one. #15 Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways Citywide, the cash question looks like a wash: the typical cash house closed at 117.9% of asking against 117.0 financed, and the typical condo closed at 100.0 either way. The real answer only appears when you hold the rung of the price ladder constant, which is what this issue does. In house country the direction is consistent: in every close-price band from $1.5M up, the typical cash sale closed above the typical financed one. $1.5M to $2M: 132.2% of asking against 125.8. $2M to $3M: 126.9 against 122.5. $3M to $5M: 118.1 against 114.9. At $5M and above: 106.5 against 100.0, a financed field that pays list while cash pays six and a half points over it. That house-country premium survives both robustness checks. Band the same sales by asking price instead of close price and cash still runs 5 to 8 points above the financed field in every band over $1M. Compare inside single neighborhoods and the cash side closed higher in 16 of the 24 with enough of both, mean gap +3.6 points, with Bernal Heights (132.7 against 118.7) and the Central and Inner Richmond among the widest. In condo country the tilt reverses. In every close-price band under $3M the typical cash condo closed below the financed field: about 1 point under $1M, 1.4 points at $1M to $1.5M, 3.4 at $1.5M to $2M, and 7.3 points at $2M to $3M, where cash closed at 102.7% of asking against 110.1. Honesty about that 7.3: close-price bands flatter the condo discount, because financed buyers who overbid get sorted into higher bands by their own overbid. Band by asking price instead and the condo discount shrinks to 0 to 2 points. The direction holds in both cuts; the drama does not. We show both. What cash buys unambiguously in condo country is time. The typical cash condo closed in 15 days against 22 financed, and in the AI corridor, the cash-heaviest segment in this series at 41.7%, cash closed in 20 days against 39 at the same price, 99.2% of asking against 99.3. The national literature is real and it is not wrong, it is just averaged. Reher and Valkanov, in the Journal of Finance, find all-cash buyers pay about 10 percent less across two million United States sales. San Francisco condo country agrees in direction and modestly in size. San Francisco house country runs the other way, because in a bidding war the seller is not selling certainty, the buyer is buying the house away from four other offers. The practical version: a financed buyer in house country is mostly bidding against other loans, but the cash that does show up is not hunting a bargain, it is paying to win. A financed buyer in condo country loses nothing on price, only patience. A seller weighing a cash offer below asking in condo country is not being insulted, that is the market rate for speed and certainty. And a cash buyer should know which country they are standing in before deciding what the money is for. The cash share, sale-to-list and market time for every San Francisco neighborhood are live in the market explorer , each with its reliability label. Read your own subdistrict before you decide what your money is for. Sources and further reading Reher and Valkanov, The Mortgage-Cash Premium Puzzle, Journal of Finance 2024, via UC San Diego, the national all-cash discount NAR Realtors Confidence Index, which reports the national all-cash share Topic: cash buyers in San Francisco Issue #18: Cash Doesn't Chase, where the cash sits How I help buyers How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command, governed MLS analytics, as of August 17, 2026. Every figure in this issue is computed from the warehouse layer, which held 63,162 governed closed San Francisco sales at that pull; 9 legacy sale-to-list outliers, 4 implausible sale-to-list values and 3 quarantined events are excluded citywide. The published site layer reports 62,987 governed closes for the same date, a difference of well under one percent that touches no figure here, since all of them come from the warehouse. All windows in this issue are the rolling 12 months, August 18, 2025 through August 17, 2026, anchored to the most recent data pull and inclusive of the end date, with the prior-year comparison covering the preceding 12 months. Houses are single-family residences; condos include townhomes. Financing follows a strict reported denominator: only sales where the MLS buyer-financing field was actually recorded are counted, which in this window is about 89 percent of closings for both houses and condos; blank and not-reported sales are excluded from every share and every comparison rather than assumed. Cash means the field reads exactly Cash; conventional, FHA, VA, 1031 exchange and seller financing all count as financed. Sale-to-list is the median across sales in the group of each sale's close price divided by its list price; medians are used throughout and nothing in this issue is an average. The primary tables band by close price to match Issue #18; because close price bakes the overbid into the band, the whole cut was re-run banded by asking price as a check, and that version is quoted wherever the two disagree in size. The neighborhood check compares cash and financed medians inside the same subdistrict and property family, counting only the 24 house pairs and 23 condo pairs with at least 8 closings on each side. Small cells are labeled directional and the 4-sale financed condo cell at $5M and above is shown but not used. Days on market is the MLS field as reported, never re-derived. Everything here is observational: cash sales may differ from financed ones within a band in ways the band does not capture, including which homes attract competition in the first place, so these are observed medians, never a causal price of cash and never a prediction for any single sale. Second sources, cited for national direction and mechanism only and never for a San Francisco figure: Reher and Valkanov, The Mortgage-Cash Premium Puzzle, Journal of Finance, 2024, which finds all-cash purchases price about 10 percent below mortgaged ones across roughly two million United States sales through 2017, with an 8 percent gap in 2013 to 2021 offer-level data; and NAR's REALTORS Confidence Index, July 2026, which puts the national all-cash share at 26 percent of existing-home sales. Both use different denominators and geographies from this issue's reported-financing MLS field and are not interchangeable with it. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice, and not a forecast. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #19: Lo que el efectivo compra en realidad | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-19-lo-que-el-efectivo-compra-en-realidad/

Pulso de Paulo ↗ POTM Blog Edición #19, 18 de agosto de 2026 Lo que el efectivo compra en realidad La edición #18 siguió el efectivo hasta donde se sienta: el litoral, la columna de lujo, las torres de condominios. Esta edición hace la pregunta que todo comprador hace después: ¿escribir el cheque de verdad consigue mejor precio? La investigación nacional dice que sí, cerca de 10 por ciento. San Francisco dice que depende de en cuál mercado esté usted parado, y las dos respuestas apuntan en direcciones opuestas. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 18 de agosto de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #19 · En números +6.4 pts En territorio de casas el efectivo paga por ganar: 132.2% de lo pedido contra 125.8 financiado, rango de $1.5M a $2M 7.3 pts La otra dirección: en el rango de condominios de $2M a $3M, el efectivo cerró en 102.7% de lo pedido contra 110.1 financiado. En territorio de condominios, el efectivo negocia 15 vs 22 Días de mediana en el mercado, cierres de condominios en efectivo contra financiados. La ventaja que el efectivo mantiene en todos los segmentos es el reloj La edición #18 siguió el campo de financiamiento del comprador hasta donde se sienta el efectivo: el litoral norte, la columna de lujo, las torres de condominios del centro. Se detuvo deliberadamente un paso antes de la pregunta que todo comprador y todo vendedor hace después, porque el corte de datos para responderla todavía no se había corrido: ¿escribir el cheque de verdad consigue mejor precio? La investigación nacional tiene una respuesta. Reher y Valkanov, en el Journal of Finance , ponen el descuento del puro efectivo en cerca de 10 por ciento en unos dos millones de ventas de Estados Unidos, unos 8 puntos en datos a nivel de oferta, y su mecanismo es simple: quien vende acepta menos dinero a cambio de una venta que no se puede caer en el proceso del préstamo. Para la escala, la encuesta de NAR de julio de 2026 tiene el 26 por ciento de las ventas nacionales de vivienda existente cerrando en puro efectivo. Así que el folclor tiene una base: a nivel nacional, el efectivo negocia. San Francisco divide esa respuesta en dos, y la división es la historia. Dos reglas primero, las mismas de la #18. Cada porcentaje y cada comparación de abajo cuenta solo ventas donde el financiamiento del comprador quedó reportado, cerca del 89 por ciento de los cierres de esta ventana, y cada número es una mediana, nunca un promedio. Y una etiqueta por delante: todo aquí es observado, no causal. Los datos dicen en cuánto cerraron las ventas en efectivo. No pueden decir en cuánto cerraría la suya. El empate de toda la ciudad Haga la pregunta sin cuidado y todo parece nada. En los últimos 12 meses la casa típica en efectivo cerró en 117.9 por ciento de lo pedido y la financiada típica en 117.0. En condominios es 100.0 de cualquier forma. Un empate, aparentemente, y uno extraño, porque queda a ocho o diez puntos de lo que predice la literatura nacional. El empate es una ilusión de promediar dos mercados opuestos. Sostenga constante el peldaño de la escalera de precios y la respuesta aparece de inmediato, apuntando hacia un lado en territorio de casas y hacia el otro en territorio de condominios. El mismo peldaño de la escalera, respuestas opuestas Precio mediano de venta como porcentaje del precio pedido, compradores en efectivo contra compradores financiados, dentro del mismo rango de precio de cierre. Los conteos de muestra se leen efectivo / financiado. Las brechas se calculan antes de redondear, así que pueden diferir por una décima de restar las dos cifras mostradas. 12 meses móviles, del 18 de agosto de 2025 al 17 de agosto de 2026. MLS de San Francisco vía POTM Command. efectivo financiado efectivo cerró más alto efectivo cerró más bajo en lo pedido 110% 120% 130% CASAS Menos de $1M 46 / 132 −0.5 $1M a $1.5M 88 / 357 −0.4 $1.5M a $2M 122 / 345 +6.4 $2M a $3M 134 / 356 +4.5 $3M a $5M 157 / 165 +3.2 $5M o más 82 / 55 +6.5 CONDOMINIOS Y TOWNHOMES Menos de $1M 284 / 598 −1.2 $1M a $1.5M 186 / 409 −1.4 $1.5M a $2M 145 / 235 −3.4 $2M a $3M 116 / 127 −7.3 $3M a $5M 71 / 35 +3.2 $5M o más 23 / 4 financiado: 4 ventas, muy pocas para comparar En números Rango de precio de cierre Casas: efectivo cerró en Casas: financiado cerró en Condominios: efectivo cerró en Condominios: financiado cerró en Menos de $1M 101.3% de lo pedido (46 ventas) 101.8% (132 ventas) 98.8% (284) 100.0% (598) $1M a $1.5M 115.1% (88) 115.6% (357) 100.0% (186) 101.4% (409) $1.5M a $2M 132.2% (122) 125.8% (345) 101.4% (145) 104.8% (235) $2M a $3M 126.9% (134) 122.5% (356) 102.7% (116) 110.1% (127) $3M a $5M 118.1% (157) 114.9% (165) 104.8% (71) 101.6% (35, direccional) $5M o más 106.5% (82) 100.0% (55) 100.0% (23, direccional) 4 ventas, no utilizable Territorio de casas: el efectivo paga por ganar Lea primero las columnas de casas. En cada rango de precio de cierre de $1.5M hacia arriba, la venta típica en efectivo cerró por encima de la financiada típica. Seis puntos arriba en el rango de $1.5M a $2M, 132.2 por ciento de lo pedido contra 125.8. Cuatro y medio en el de $2M a $3M. Tres en el de $3M a $5M. Y de $5M hacia arriba, donde la edición #18 encontró seis de cada diez ventas pagando efectivo, el campo financiado paga exactamente lo pedido mientras el efectivo paga 106.5. Antes de creer eso, intenté romperlo dos veces. Los rangos por precio de cierre tienen una falla conocida: el propio sobreprecio ordena la venta en un rango más alto. Así que todo el corte se volvió a correr agrupado por precio pedido, y el sobreprecio de las casas salió más limpio, 5 a 8 puntos en cada rango sobre $1M. Luego se corrió dentro de vecindarios individuales, mismo subdistrito, misma familia de propiedad, al menos 8 cierres por lado: el lado del efectivo cerró más alto en 16 de los 24 vecindarios de casas que califican, brecha media de 3.6 puntos, y las brechas más amplias no son cuadras trofeo sino Bernal Heights, 132.7 contra 118.7, y el Central e Inner Richmond, de 12 a 13 puntos cada uno. Siete corrieron al revés y también merecen nombre: Sunnyside, Merced Heights y Central Sunset por unos 7 puntos, luego Outer Parkside, el Excelsior, Noe Valley y Parkside por menos, con un vecindario en empate exacto. La tendencia sobrevive ambas pruebas sin ser unánime. Así que en territorio de casas, el efectivo no compra un descuento. El efectivo compra la victoria . En una situación de cinco ofertas el cheque no se escribe para ahorrar dinero, se escribe para terminar la subasta, y despeja el campo sobrepujándolo. La certeza por la que un vendedor nacional acepta un recorte no vale nada para quien vende una casa en San Francisco con cuatro ofertas de respaldo; la certeza es lo único que ese vendedor ya tiene. Territorio de condominios: el efectivo negocia, y apura Ahora lea las columnas de condominios en la misma tabla y el signo se voltea. En cada rango bajo $3M el condominio típico en efectivo cerró por debajo del campo financiado: cerca de un punto bajo $1M, 1.4 puntos en el rango de $1M a $1.5M, 3.4 en el de $1.5M a $2M, 7.3 puntos en el de $2M a $3M. Honestidad sobre ese número más grande, porque es el citable. La misma falla del precio de cierre que subestimó el sobreprecio de las casas exagera el descuento de los condominios: un comprador financiado que sobrepuja un condominio queda ordenado en un rango más alto por su propio sobreprecio. Agrupe por precio pedido y el descuento del condominio se reduce a 0 a 2 puntos, el más grande en el rango de $1M a $1.5M. La dirección se mantiene en ambos cortes. El drama no, así que tome el rango honesto: en territorio de condominios el efectivo compra un descuento real pero modesto, entre error de redondeo y un par de puntos, más contra la escalera de precio de cierre. Lo que el efectivo compra sin ambigüedad en territorio de condominios es tiempo . El condominio típico en efectivo cerró en 15 días contra 22 financiado, y la brecha se amplía exactamente donde se concentra el efectivo: en el corredor de IA, el segmento más pesado en efectivo que sigue esta serie, el efectivo cerró en 20 días de mediana contra 39, al mismo precio, 99.2 por ciento de lo pedido contra 99.3. Donde el inventario se acumula, el problema de quien vende no es elegir un ganador entre cinco ofertas, es el costo de cargar el mes cuatro. El efectivo resuelve ese problema, y el precio de la solución aparece más en días que en dólares. Lo único que el efectivo compra en todas partes: el reloj Mediana de días en el mercado, ventas en efectivo contra ventas financiadas. Los conteos de muestra se leen efectivo / financiado. La brecha es más amplia en el corredor de IA, el segmento donde el efectivo más se concentra y donde ambos grupos cerraron al mismo precio. Los días en el mercado son el campo del MLS tal como se reporta. 12 meses móviles hasta el 17 de agosto de 2026. MLS de San Francisco vía POTM Command. efectivo financiado Casas, toda la ciudad 629 / 1410 11 días 13 días Condominios, toda la ciudad 825 / 1408 15 días 22 días Condominios del corredor de IA 229 / 320 20 días 39 días Territorio de casas +6.4 pts el cierre típico en efectivo por encima del campo financiado, rango de $1.5M a $2M 132.2% de lo pedido contra 125.8, en 122 cierres en efectivo y 345 financiados; el lado del efectivo corre más alto en cada rango de casas de $1.5M hacia arriba Territorio de condominios 7.3 pts below el cierre típico en efectivo por debajo del campo financiado, rango de $2M a $3M 102.7% de lo pedido contra 110.1, en 116 cierres en efectivo y 127 financiados; bajo $3M cada rango de condominios se inclina igual Un campo, dos mercados Esta es la lectura en la que confío, etiquetada como lectura. El mecanismo nacional, certeza a cambio de precio, opera en todas partes, incluso aquí. Lo que cambia es quién necesita la certeza. En territorio de condominios la necesita quien vende, así que el efectivo saca una concesión, pequeña en precio, grande en velocidad, que es la historia nacional en miniatura. En territorio de casas quien compra necesita la casa más de lo que quien vende necesita la certeza, así que el mismo instrumento se gasta al revés: no como palanca sobre el precio, sino como la oferta ganadora misma. El mismo campo en el MLS, dos compras distintas. A nivel nacional, el efectivo compra un descuento. En el territorio de casas de San Francisco compra la victoria, y le paga al campo financiado un sobreprecio por llevársela. En territorio de condominios compra un poco menos de precio y mucho menos de reloj. Lo que esto no es: un pronóstico de precio para su venta, ni prueba de que pagar en efectivo cause un cierre más alto o más bajo. Dentro de cualquier rango, las casas que eligen los compradores de efectivo pueden diferir de las que eligen los financiados, en formas que un rango de precio no puede ver, incluyendo cuáles casas iban a empezar una guerra de ofertas sin importar quién llegara. Estas son medianas observadas en 4,272 cierres con financiamiento reportado, declaradas con sus tamaños de muestra, y la nota de metodología carga cada salvedad completa. Si está comprando, si está vendiendo Si está comprando con préstamo en territorio de casas, el efectivo que teme en su mayoría no anda cazando gangas, anda pagando sobreprecios, y su competencia real son otros deudores. Una preaprobación sólida, un plan realista de avalúo y un calendario limpio cierran la mayor parte de la brecha de certeza a una fracción del costo. En territorio de condominios, una oferta financiada no cede nada en precio, solo paciencia: en lo pedido, con semanas en el mercado, usted puede competir en términos sin correr. Si está vendiendo , la misma tabla se lee al revés. En territorio de condominios una oferta en efectivo uno o dos puntos bajo lo pedido no es un insulto, es la tarifa del mercado por velocidad y un cierre que no se tambalea; pésela contra su costo de cargar la propiedad, no contra su orgullo. En territorio de casas, no ponga precio para el cazador de gangas de efectivo mítico ni espere el golpe de suerte del efectivo: el campo que llegue cargará préstamos en su mayoría, y cuando el efectivo aparece, tiende a llegar ya resuelto a ganar. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #19 (esta edición) 18 ago 2026 Donde el efectivo compra más y grita menos. Los condominios del corredor corrieron 41.7% en efectivo en los últimos 12 meses, la concentración más pesada que sigue esta serie, y aun así efectivo y financiado cerraron al mismo precio, 99.2% contra 99.3% de lo pedido. Toda la ventaja del efectivo aquí es el reloj: 20 días de mediana en el mercado contra 39 financiado. El comprador financiado no cede nada en precio aquí; paga en paciencia. #17 9 ago 2026 Cero, la lectura más limpia que ha producido este marcador. En 368 cierres de condominios del corredor en lo que va de 2026, ninguno se vendió $1,000,000 sobre lo pedido, y el típico cerró un poco por debajo de lo pedido: South Beach 0.7% abajo en 183 ventas, South of Market 1.0% abajo en 79, Yerba Buena 2.4% abajo en 53, Mission Bay exactamente en lo pedido en 53. En una edición sobre dónde está el sobreprecio, el corredor es donde no está. La apertura de compra se mantiene, y esta edición mide exactamente qué tan amplia es. Ver las 15 lecturas anteriores Edición Fecha Lectura Llamado #16 6 ago 2026 Plano en todas las ventanas, que según esta edición es justamente el punto. Los condominios de South Beach marcan 100.0% de lo pedido a 30, 90 y 180 días y 99.0% en el año previo. South of Market marca 99.4, 99.8, 99.6 y 99.0. Cuatro ventanas, una respuesta. Cada carril de casas de esta edición se movió cuando se movió la ventana; el corredor no, y un segmento que se lee igual sin importar cómo lo corte es un segmento que no está girando. La apertura de compra se mantiene, y ahora está medida de cuatro maneras en vez de una. #15 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave En toda la ciudad, la pregunta del efectivo parece un empate: la casa típica en efectivo cerró en 117.9% de lo pedido contra 117.0 financiada, y el condominio típico cerró en 100.0 de cualquier forma. La respuesta real solo aparece cuando se sostiene constante el peldaño de la escalera de precios, que es lo que hace esta edición. En territorio de casas la dirección es consistente: en cada rango de precio de cierre de $1.5M hacia arriba, la venta típica en efectivo cerró por encima de la financiada típica. $1.5M a $2M: 132.2% de lo pedido contra 125.8. $2M a $3M: 126.9 contra 122.5. $3M a $5M: 118.1 contra 114.9. De $5M hacia arriba: 106.5 contra 100.0, un campo financiado que paga lo pedido mientras el efectivo paga seis puntos y medio por encima. Ese sobreprecio del territorio de casas sobrevive las dos pruebas de robustez. Agrupe las mismas ventas por precio pedido en lugar de precio de cierre y el efectivo sigue corriendo 5 a 8 puntos por encima del campo financiado en cada rango sobre $1M. Compare dentro de vecindarios individuales y el lado del efectivo cerró más alto en 16 de los 24 con suficiente de ambos, brecha media de +3.6 puntos, con Bernal Heights (132.7 contra 118.7) y el Central e Inner Richmond entre los más amplios. En territorio de condominios la inclinación se invierte. En cada rango de precio de cierre bajo $3M, el condominio típico en efectivo cerró por debajo del campo financiado: cerca de 1 punto bajo $1M, 1.4 puntos de $1M a $1.5M, 3.4 de $1.5M a $2M, y 7.3 puntos de $2M a $3M, donde el efectivo cerró en 102.7% de lo pedido contra 110.1. Honestidad sobre ese 7.3: los rangos por precio de cierre favorecen al descuento del condominio, porque los compradores financiados que sobrepujan quedan ordenados en rangos más altos por su propio sobreprecio. Agrupe por precio pedido y el descuento del condominio se reduce a 0 a 2 puntos. La dirección se mantiene en ambos cortes; el drama no. Mostramos los dos. Lo que el efectivo compra sin ambigüedad en territorio de condominios es tiempo. El condominio típico en efectivo cerró en 15 días contra 22 financiado, y en el corredor de IA, el segmento más pesado en efectivo de esta serie con 41.7%, el efectivo cerró en 20 días contra 39 al mismo precio, 99.2% de lo pedido contra 99.3. La literatura nacional es real y no está equivocada, solo está promediada. Reher y Valkanov, en el Journal of Finance, encuentran que los compradores de puro efectivo pagan cerca de 10 por ciento menos en dos millones de ventas de Estados Unidos. El territorio de condominios de San Francisco coincide en dirección y modestamente en tamaño. El territorio de casas de San Francisco corre al revés, porque en una guerra de ofertas quien vende no está vendiendo certeza, quien compra está comprando la casa por encima de otras cuatro ofertas. La versión práctica: un comprador financiado en territorio de casas oferta sobre todo contra otros préstamos, pero el efectivo que sí aparece no anda cazando una ganga, está pagando por ganar. Un comprador financiado en territorio de condominios no pierde nada en precio, solo paciencia. Quien vende y pesa una oferta en efectivo bajo lo pedido en territorio de condominios no está recibiendo un insulto, esa es la tarifa del mercado por velocidad y certeza. Y un comprador de efectivo debe saber en cuál territorio está parado antes de decidir para qué es el dinero. La parte en efectivo, la venta sobre lista y el tiempo en el mercado de cada vecindario de San Francisco están en vivo en el explorador del mercado , cada uno con su etiqueta de confiabilidad. Lea su propio subdistrito antes de decidir para qué es su dinero. Fuentes y lecturas relacionadas Reher y Valkanov, The Mortgage-Cash Premium Puzzle, Journal of Finance 2024, vía UC San Diego, el descuento nacional del puro efectivo Índice de Confianza de Realtors de NAR, que reporta la proporción nacional de compras en efectivo Tema: compradores en efectivo en San Francisco Edición #18: El efectivo no persigue, dónde se sienta el efectivo Cómo ayudo a compradores Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, al 17 de agosto de 2026. Cada cifra de esta edición se calcula desde la capa del almacén de datos, que tenía 63,162 ventas cerradas gobernadas de San Francisco en esa extracción; se excluyen en toda la ciudad 9 valores atípicos históricos de venta sobre lista, 4 valores no plausibles de venta sobre lista y 3 eventos en cuarentena. La capa publicada del sitio reporta 62,987 cierres gobernados para la misma fecha, una diferencia muy por debajo del uno por ciento que no toca ninguna cifra de aquí, ya que todas vienen del almacén. Todas las ventanas de esta edición son los 12 meses móviles, del 18 de agosto de 2025 al 17 de agosto de 2026, ancladas a la extracción de datos más reciente e inclusivas de la fecha final, con la comparación del año previo cubriendo los 12 meses anteriores. Las casas son residencias unifamiliares; los condominios incluyen townhomes. El financiamiento sigue un denominador reportado estricto: solo se cuentan las ventas donde el campo de financiamiento del comprador del MLS quedó registrado, que en esta ventana es cerca del 89 por ciento de los cierres tanto de casas como de condominios; las ventas en blanco o no reportadas se excluyen de cada porcentaje y de cada comparación en lugar de suponerse. Efectivo significa que el campo dice exactamente Cash; convencional, FHA, VA, intercambio 1031 y financiamiento del vendedor cuentan como financiadas. La venta sobre lista es la mediana, entre las ventas del grupo, del precio de cierre dividido entre el precio de lista; se usan medianas en todo y nada en esta edición es un promedio. Las tablas principales agrupan por precio de cierre para empatar con la edición #18; como el precio de cierre incorpora el sobreprecio al rango, todo el corte se volvió a correr agrupado por precio pedido como verificación, y esa versión se cita donde las dos difieren en tamaño. La verificación por vecindario compara las medianas de efectivo y financiado dentro del mismo subdistrito y familia de propiedad, contando solo los 24 pares de casas y 23 de condominios con al menos 8 cierres por lado. Las celdas pequeñas van etiquetadas como direccionales y la celda financiada de condominios de $5M o más, con 4 ventas, se muestra pero no se usa. Los días en el mercado son el campo del MLS tal como se reporta, nunca re-derivados. Todo aquí es observacional: las ventas en efectivo pueden diferir de las financiadas dentro de un rango en formas que el rango no captura, incluyendo cuáles casas atraen competencia en primer lugar, así que estas son medianas observadas, nunca un precio causal del efectivo y nunca una predicción para una venta individual. Fuentes secundarias, citadas solo por dirección y mecanismo nacional y nunca para una cifra de San Francisco: Reher y Valkanov, The Mortgage-Cash Premium Puzzle, Journal of Finance, 2024, que encuentra que las compras de puro efectivo se cierran cerca de 10 por ciento por debajo de las hipotecadas en unos dos millones de ventas de Estados Unidos hasta 2017, con una brecha de 8 por ciento en datos de ofertas de 2013 a 2021; y el índice de confianza de los REALTORS de NAR, julio de 2026, que pone la parte nacional de puro efectivo en 26 por ciento de las ventas de vivienda existente. Ambas usan denominadores y geografías distintos del campo de financiamiento reportado del MLS de esta edición y no son intercambiables con él. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera, y no es un pronóstico. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #18: Cash Doesn't Chase | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-18-cash-doesnt-chase/

Paulo's Pulse ↗ POTM Blog Issue #18, August 13, 2026 Cash Doesn't Chase Issue #17 showed that the million-dollar-overbid map is really a price map. This issue asks who is actually holding the money. Follow the cash through 4,770 closings and a pattern emerges that most buyers have backwards: where cash concentrates, homes sell at asking. Where nearly everyone needs a loan, that is where the overbids live. Cash doesn't chase. It doesn't have to. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published August 13, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #18 · The numbers 30.9% Share of San Francisco house sales bought in cash over the last 12 months, up six points from 24.9 the year before 59.6% Cash share of house sales at $5M and above. The higher the price, the thinner the financing 66.7% vs 10.0% Cash share in the Financial District against Visitacion Valley. The cash map is a geography, not a mood Every closed sale in the MLS carries a small field that almost nobody reads: how the buyer paid. Over the last 12 months that field was reported on nearly every governed closing in San Francisco, which makes it one of the most complete signals we have. This issue follows it. Two rules first, because this statistic is easy to abuse. Every share below counts only sales where financing was actually reported, and every number is a median or a simple count, never an average. So: of the 2,292 house sales in the last 12 months, 30.9 percent of those with reported financing closed in cash. A year earlier it was 24.9 percent. For condos it is higher still, 36.9 percent, up from 34.6. Read quickly, that sounds like a city being bought with suitcases of money. Read carefully, it says something almost opposite, because the cash is not where the competition is. For national scale: NAR's July 2026 buyer survey puts all-cash at 26 percent of existing-home sales nationally, and Redfin's county-records measure ran about a third of all United States purchases when it last peaked in early 2024. Those two are counted differently from each other and from our strict MLS field, so I cite them for scale rather than comparison. The point they make together is that San Francisco's cash share is not the anomaly. What is local is where the cash sits. The ladder of cash Line the market up by price and the pattern is immediate. Between $1M and $3M, where most of the city's families are shopping, roughly one house sale in four or five is cash. Cross $3M and it jumps to about half. At $5M and above, six in ten houses sell for cash, and 88 percent of the small number of $5M+ condo sales did, 27 closings, a sample we label directional rather than argued from. By the numbers Price band Houses: cash share Houses: sale vs asking Condos: cash share Condos: sale vs asking Under $1M 26.9% (199 sales) +1.5% 32.0% (951 sales) at asking $1M to $1.5M 19.6% (478) +15.6% 31.2% (668) +0.6% $1.5M to $2M 26.4% (519) +27.2% 38.4% (432) +3.8% $2M to $3M 27.2% (545) +23.9% 47.7% (270) +6.3% $3M to $5M 48.7% (380) +16.5% 67.6% (130) +2.1% $5M and above 59.6% (171) +2.7% 88.0% (27, directional) at asking Now put the overbids next to that ladder. House overbids peak exactly where cash is scarcest: the $1.5M to $2M band sold a median 27.2 percent over asking, and only 26.4 percent of those sales were cash. At $5M and above, where cash dominates, the typical house closed 2.7 percent over asking and the typical condo closed at asking. The rungs where buyers borrow are the rungs where buyers chase. The cash map The same inversion shows up on the map. Put the cash map next to the competition map and they read as negatives of each other: the ink pools along the northern waterfront and the luxury spine, the heat pools in the Sunset belt and the south. Two maps of the same 12 months, at the grain the city is lived in: the 90 MLS subdistricts. Left, who paid cash: the share of each neighborhood's closings, among those with buyer financing reported, that closed without a loan, August 12, 2025 through August 11, 2026; the darker the ink, the heavier the cash. Right, where buyers competed: each neighborhood's typical sale as a percentage of its own asking price, same window. Neighborhoods with fewer than 15 closings are grey rather than guessed. Golden Gate Park, the Presidio and Lincoln Park are unshaded. San Francisco MLS via POTM Command. Who paid cash, by neighborhood Cash share of closings with reported financing. Grey: fewer than 15 closings FIDI 66.7% MARINA 52.2% PAC HTS 51.5% OUTER SUNSET 24.3% VIS VALLEY 10.0% BAYVIEW 10.2% 0% 66.7%, Financial District Where buyers competed, by neighborhood Typical sale vs its own asking price, same window FIDI -0.7% MARINA +2.6% PAC HTS +2.1% OUTER SUNSET +30.4% VIS VALLEY +7.0% BAYVIEW +1.4% at asking +30.4%, Outer Sunset The two maps read as negatives of each other: the ink pools along the northern waterfront and the luxury spine, the heat pools in the Sunset belt and the south. Central Sunset is the caution against overreading the pattern, 36.4% cash and still +27.1%. The tilt is a tendency. The ceiling is the strict part: no neighborhood where cash reaches half of sales closes more than 2.6 points over asking. Among the 76 neighborhoods with reliable annual samples, the five where cash is most common are the Financial District and Barbary Coast at 66.7 percent, North Waterfront at 58.1, the Marina at 52.2, Cow Hollow at 51.9 and Pacific Heights at 51.5. Every one of them sold within about two and a half points of asking. Two of the five sold at or below it, and none cleared more than 2.6 points over. The bottom of the cash list is the top of the effort list. Visitacion Valley at 10.0 percent cash, Bayview at 10.2, the Outer Mission at 11.4, Midtown Terrace at 11.5, Silver Terrace at 12.5. And one neighborhood, Westwood Highlands, recorded 15 closings and not a single reported cash sale. These are house neighborhoods where nearly everyone borrows, and most of them cleared 7 to 20 percent over asking. Across all 76 neighborhoods with reliable reads, the tilt is consistent: more cash tends to mean closer to asking. It is a tilt, not a law. The overbid champions of the Sunset belt still run about one cash sale in four, and Central Sunset manages 36 percent cash while clearing 27 percent over asking. But the ceiling is unmistakable: in every neighborhood where cash reaches half of sales, the typical close is within 2.6 points of asking. It is the same shape Issue #17 found from the other direction. Cash doesn't chase Pacific Heights +2.1% typical sale vs asking, with 51.5% of sales in cash when half the room can write a check, nobody has to shout; 249 closings in the year The Outer Sunset +30.4% typical sale vs asking, with 24.3% of sales in cash three in four buyers carry a loan, and they are bidding against each other; 82 closings Here is the reading I trust, and I will label it as a reading. A financed buyer in a competitive band is bidding a monthly payment, and against other financed buyers, which is why the citywide $1.5M to $2M house clears 27 percent over list and the Outer Sunset clears 30. A cash buyer at the top of the market is usually choosing among several available properties, not fighting for the only one. Cash concentrates where inventory sits, condos downtown and the luxury tier, and in those segments the sale lands at the list price because nobody is forced to chase. The overbid war is, almost by definition, a war between mortgages. The city's loudest bidding wars are fought almost entirely with borrowed money. Cash buys quietly, at the top of the price ladder, and it pays list. What this is not: cash share is not a demand meter, and it says nothing about any single sale. A cash-heavy neighborhood can be slow, downtown condos sit a median 27 to 44 days on market, while a mortgage neighborhood moves in about 13. Two different markets, both visible in the same field. And this issue deliberately makes no claim about whether an individual cash sale closes higher or lower than a financed one in the same segment; that comparison needs a different cut of the data, and it is the natural follow-up. If you are selling, if you are buying If you are selling in a low-cash neighborhood , your buyer pool is financed, so the offers that come with loans are not the weak ones. They are the market. Preparation and a list price that invites the crowd matter more than holding out for a mythical cash buyer who mostly is not coming. Selling in a cash-heavy segment, certainty is negotiable currency, but do not expect the auction. Price to the comp, not to the headline overbid from a house neighborhood. If you are buying with a loan in a cash-heavy segment, you are more viable than the folklore says: at asking, with time on market, a well-underwritten financed offer competes. Buying with a loan in a low-cash neighborhood means your competition is other borrowers, and the winning bid is set by payment tolerance, not by checkbooks. Either way, the first question about your block is not how hot is the market. It is who are you actually bidding against, and this field answers it. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #17 Aug 9, 2026 Zero, which is the cleanest reading this scoreboard has produced. Across 368 corridor condo closings so far in 2026, not one sold $1,000,000 over asking, and the typical one closed slightly under asking: South Beach 0.7% below on 183 sales, South of Market 1.0% below on 79, Yerba Buena 2.4% below on 53, Mission Bay exactly at asking on 53. In an issue about where the overbidding is, the corridor is where it is not. Buyer opening holds, and this issue measures exactly how wide it is. #16 Aug 6, 2026 Flat in every window, which this issue argues is the whole point. South Beach condos read 100.0% of asking at 30, 90 and 180 days and 99.0% over the trailing year. South of Market reads 99.4, 99.8, 99.6 and 99.0. Four windows, one answer. Every house lane in this issue moved when the window moved; the corridor did not, and a segment that reads the same no matter how you slice it is a segment that is not turning. Buyer opening holds, and now it is measured four ways instead of one. Show the 14 earlier readings Issue Date Reading Call #15 Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways Of the 2,292 San Francisco house sales in the last 12 months with reported financing, 30.9% closed in cash, up from 24.9% the year before. Condos ran higher still at 36.9%, up from 34.6%. Every share in this issue counts only sales where buyer financing was actually recorded. Cash climbs the price ladder. In the house market between $1M and $3M, roughly one sale in four or five is cash. From $3M to $5M it is about half, 48.7%, and at $5M and above it is 59.6%. Among the 27 condo sales at $5M and above, 88% closed in cash, a small sample we label directional rather than argued from. Overbids peak exactly where cash is scarcest. The $1.5M to $2M house band sold a median 27.2% over asking with only 26.4% of sales in cash. At $5M and above, where cash dominates, the typical house closed 2.7% over asking and the typical condo closed at asking. The cash map is a geography. The five cash-heaviest neighborhoods with reliable annual samples are the Financial District and Barbary Coast at 66.7%, North Waterfront at 58.1%, the Marina at 52.2%, Cow Hollow at 51.9% and Pacific Heights at 51.5%. All five sold within about two and a half points of asking; two sold at or below it. The bottom of the cash list is the top of the effort list: Visitacion Valley at 10.0%, Bayview at 10.2%, the Outer Mission at 11.4%, Midtown Terrace at 11.5%, Silver Terrace at 12.5%. One neighborhood, Westwood Highlands, recorded 15 closings and not a single reported cash sale. The tilt is a tendency, not a law. The overbid champions of the Sunset belt still run about one cash sale in four, and Central Sunset manages 36.4% cash while clearing 27.1% over asking. The strict part is the ceiling: in every neighborhood where cash reaches half of sales, the typical close is within 2.6 points of asking. Cash share is not a demand meter. The cash-heaviest neighborhoods include the slowest markets in the city, downtown condos at a median 27 to 44 days, while mortgage neighborhoods move in about 13. Two different markets, both visible in the same field. The practical version: sellers in low-cash neighborhoods should price for the financed crowd they will actually meet rather than a mythical cash buyer, sellers in cash-heavy segments should price to the comp and not the headline overbid, and financed buyers compete better in cash-heavy segments than the folklore says, because those segments sell at asking with time on market. The cash share, sale-to-list and sample size for every San Francisco neighborhood are live in the market explorer , each with its reliability label. Read your own subdistrict before you price or bid. Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command, governed MLS analytics, as of August 11, 2026, covering 62,860 deduplicated closed San Francisco sales; 3 sale-to-list outliers and 6 quarantined events are excluded citywide. All windows in this issue are the rolling 12 months, August 12, 2025 through August 11, 2026, anchored to the most recent data pull and inclusive of the end date, with the prior-year comparison covering the preceding 12 months. Houses are single-family residences; condos include townhomes. Financing shares follow a strict reported denominator: only sales where the MLS buyer-financing field was actually recorded are counted, and blank or not-reported sales are excluded from every share rather than assumed. Cash means the field reads exactly Cash; conventional, FHA, VA, 1031 exchange and seller financing all count as financed. The field is well populated: a warehouse check on August 12, 2026 found buyer financing reported on about 99.9 percent of governed closings in the trailing twelve months, so the exclusion is small. Sale-to-list is the median across sales in the window of each sale's close price divided by its list price; medians are used throughout and nothing in this issue is an average. Price bands are by close price. Band reliability is labeled with the data: every band in the table is Strong on sample size except condos at $5M and above, 27 sales, which is labeled directional and treated as such. The neighborhood maps and neighborhood claims use the 90 MLS subdistricts; only the 76 with at least 15 closings in the window are shaded or cited, and the rest draw grey rather than guessed. The association between cash share and sale-to-list across those 76 neighborhoods is a tendency, stated as such, and no causal claim is made; this issue also deliberately makes no claim about whether an individual cash sale closes higher or lower than a financed one in the same segment, because that row-level comparison has not yet been run against the warehouse. Days on market is the MLS field as reported, never re-derived. Second sources, cited for national scale only and not for any San Francisco figure: NAR, REALTORS Confidence Index, July 2026, 26 percent of existing-home sales all cash, a buyer-survey measure; and Redfin, county-records analysis published March 2024, 34.5 percent of United States purchases all cash in February 2024. Both use different denominators from this issue's reported-financing MLS field and are not interchangeable with it. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice, and not a forecast. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #18: El efectivo no persigue | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-18-el-efectivo-no-persigue/

Pulso de Paulo ↗ POTM Blog Edición #18, 13 de agosto de 2026 El efectivo no persigue La edición #17 mostró que el mapa del sobreprecio millonario es en realidad un mapa de precios. Esta edición pregunta quién tiene el dinero en la mano. Siga el efectivo por 4,770 cierres y aparece un patrón que muchos compradores tienen al revés: donde se concentra el efectivo, las casas se venden en lo pedido. Donde casi todos necesitan préstamo, ahí viven los sobreprecios. El efectivo no persigue. No le hace falta. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 13 de agosto de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #18 · En números 30.9% Parte de las ventas de casas de San Francisco pagadas en efectivo en los últimos 12 meses, seis puntos más que el 24.9 del año anterior 59.6% Parte en efectivo de las ventas de casas de $5M o más. Mientras más alto el precio, más delgado el financiamiento 66.7% vs 10.0% Parte en efectivo del Distrito Financiero contra Visitacion Valley. El mapa del efectivo es una geografía, no un ánimo Cada venta cerrada en el MLS lleva un campo pequeño que casi nadie lee: cómo pagó el comprador. En los últimos 12 meses ese campo se reportó en casi todos los cierres gobernados de San Francisco, lo que lo convierte en una de las señales más completas que tenemos. Esta edición lo sigue. Dos reglas primero, porque esta estadística es fácil de abusar. Cada porcentaje de abajo cuenta solo ventas donde el financiamiento quedó reportado, y cada número es una mediana o un conteo simple, nunca un promedio. Entonces: de las 2,292 ventas de casas de los últimos 12 meses, el 30.9 por ciento de las que reportan financiamiento cerró en efectivo. Un año antes era 24.9 por ciento. En condominios es aún más alto, 36.9 por ciento, desde 34.6. Leído rápido, suena a una ciudad comprada con maletas de dinero. Leído con cuidado, dice algo casi opuesto, porque el efectivo no está donde está la competencia. Para la escala nacional: la encuesta de compradores de NAR de julio de 2026 pone el efectivo en 26 por ciento de las ventas de vivienda existente en el país, y la medición de registros de condado de Redfin corrió cerca de un tercio de todas las compras de Estados Unidos en su último pico a principios de 2024. Esas dos se cuentan distinto entre sí y distinto de nuestro campo estricto del MLS, así que las cito por escala y no por comparación. El punto que hacen juntas es que la parte en efectivo de San Francisco no es la anomalía. Lo local es dónde se sienta el efectivo. La escalera del efectivo Ordene el mercado por precio y el patrón es inmediato. Entre $1M y $3M, donde compra la mayoría de las familias de la ciudad, más o menos una venta de casa de cada cuatro o cinco es en efectivo. Cruce los $3M y salta a cerca de la mitad. De $5M hacia arriba, seis de cada diez casas se venden en efectivo, y el 88 por ciento del pequeño número de ventas de condominios de $5M o más también, 27 cierres, una muestra que etiquetamos como direccional y de la que no argumentamos. En números Rango de precio Casas: parte en efectivo Casas: venta vs lo pedido Condominios: parte en efectivo Condominios: venta vs lo pedido Menos de $1M 26.9% (199 ventas) +1.5% 32.0% (951 ventas) en lo pedido $1M a $1.5M 19.6% (478) +15.6% 31.2% (668) +0.6% $1.5M a $2M 26.4% (519) +27.2% 38.4% (432) +3.8% $2M a $3M 27.2% (545) +23.9% 47.7% (270) +6.3% $3M a $5M 48.7% (380) +16.5% 67.6% (130) +2.1% $5M o más 59.6% (171) +2.7% 88.0% (27, direccional) en lo pedido Ahora ponga los sobreprecios junto a esa escalera. Los sobreprecios de casas alcanzan su máximo justo donde el efectivo escasea: el rango de $1.5M a $2M se vendió una mediana de 27.2 por ciento sobre lo pedido, y solo el 26.4 por ciento de esas ventas fue en efectivo. De $5M hacia arriba, donde domina el efectivo, la casa típica cerró 2.7 por ciento sobre lo pedido y el condominio típico cerró en lo pedido. Los peldaños donde los compradores piden prestado son los peldaños donde los compradores persiguen. El mapa del efectivo La misma inversión aparece en el mapa. Ponga el mapa del efectivo junto al mapa de la competencia y se leen como negativos uno del otro: la tinta se junta en el litoral norte y la columna de lujo, el calor se junta en el cinturón del Sunset y el sur. Dos mapas de los mismos 12 meses, en el grano en que se vive la ciudad: los 90 subdistritos del MLS. A la izquierda, quién pagó en efectivo: la parte de los cierres de cada vecindario, entre los que reportan financiamiento del comprador, que cerraron sin préstamo, del 12 de agosto de 2025 al 11 de agosto de 2026; mientras más oscura la tinta, más pesado el efectivo. A la derecha, dónde compitieron los compradores: la venta típica de cada vecindario como porcentaje de su propio precio pedido, la misma ventana. Los vecindarios con menos de 15 cierres van en gris en lugar de adivinarse. Golden Gate Park, el Presidio y Lincoln Park quedan sin sombrear. MLS de San Francisco vía POTM Command. Quién pagó en efectivo, por vecindario Parte en efectivo de los cierres con financiamiento reportado. Gris: menos de 15 cierres FIDI 66.7% MARINA 52.2% PAC HTS 51.5% OUTER SUNSET 24.3% VIS VALLEY 10.0% BAYVIEW 10.2% 0% 66.7%, Distrito Financiero Dónde compitieron los compradores, por vecindario Venta típica contra su propio precio pedido, la misma ventana FIDI -0.7% MARINA +2.6% PAC HTS +2.1% OUTER SUNSET +30.4% VIS VALLEY +7.0% BAYVIEW +1.4% en lo pedido +30.4%, Outer Sunset Los dos mapas se leen como negativos uno del otro: la tinta se junta en el litoral norte y la columna de lujo, el calor se junta en el cinturón del Sunset y el sur. Central Sunset es la advertencia contra leer de más el patrón, 36.4% en efectivo y aun así +27.1%. La inclinación es una tendencia. El techo es la parte estricta: ningún vecindario donde el efectivo llega a la mitad de las ventas cierra más de 2.6 puntos sobre lo pedido. Entre los 76 vecindarios con muestra anual confiable, los cinco donde el efectivo es más común son el Distrito Financiero y Barbary Coast con 66.7 por ciento, North Waterfront con 58.1, la Marina con 52.2, Cow Hollow con 51.9 y Pacific Heights con 51.5. Cada uno de ellos se vendió a unos dos puntos y medio de lo pedido. Dos de los cinco se vendieron en lo pedido o por debajo, y ninguno cerró más de 2.6 puntos por encima. El fondo de la lista del efectivo es la cima de la lista del esfuerzo. Visitacion Valley con 10.0 por ciento en efectivo, Bayview con 10.2, Outer Mission con 11.4, Midtown Terrace con 11.5, Silver Terrace con 12.5. Y un vecindario, Westwood Highlands, registró 15 cierres y ni una sola venta en efectivo reportada. Son vecindarios de casas donde casi todos piden prestado, y la mayoría cerró de 7 a 20 por ciento sobre lo pedido. En los 76 vecindarios con lecturas confiables, la inclinación es consistente: más efectivo tiende a significar más cerca de lo pedido. Es una inclinación, no una ley. Los campeones del sobreprecio del cinturón del Sunset todavía corren con una venta en efectivo de cada cuatro, y Central Sunset logra 36 por ciento en efectivo mientras cierra 27 por ciento sobre lo pedido. Pero el techo es inconfundible: en cada vecindario donde el efectivo llega a la mitad de las ventas, el cierre típico queda a 2.6 puntos o menos de lo pedido. Es la misma forma que la edición #17 encontró desde la otra dirección. El efectivo no persigue Pacific Heights +2.1% venta típica vs lo pedido, con 51.5% de las ventas en efectivo cuando la mitad de la sala puede escribir un cheque, nadie tiene que gritar; 249 cierres en el año El Outer Sunset +30.4% venta típica vs lo pedido, con 24.3% de las ventas en efectivo tres de cada cuatro compradores llevan préstamo, y están ofertando entre ellos; 82 cierres Esta es la lectura en la que confío, y la voy a etiquetar como lectura. Un comprador financiado en un rango competido está ofertando un pago mensual, y contra otros compradores financiados, por eso la casa de $1.5M a $2M de la ciudad cierra 27 por ciento sobre lista y el Outer Sunset cierra 30. Un comprador de efectivo en lo alto del mercado normalmente está eligiendo entre varias propiedades disponibles, no peleando por la única. El efectivo se concentra donde el inventario se acumula, los condominios del centro y el nivel de lujo, y en esos segmentos la venta cae en el precio de lista porque nadie está obligado a perseguir. La guerra del sobreprecio es, casi por definición, una guerra entre hipotecas. Las guerras de ofertas más ruidosas de la ciudad se pelean casi por completo con dinero prestado. El efectivo compra en silencio, en lo alto de la escalera de precios, y paga lo pedido. Lo que esto no es: la parte en efectivo no es un medidor de demanda, y no dice nada de ninguna venta individual. Un vecindario pesado en efectivo puede ser lento, los condominios del centro pasan una mediana de 27 a 44 días en el mercado, mientras un vecindario de hipoteca se mueve en unos 13. Dos mercados distintos, visibles en el mismo campo. Y esta edición deliberadamente no afirma nada sobre si una venta individual en efectivo cierra más alto o más bajo que una financiada en el mismo segmento; esa comparación necesita otro corte de los datos, y es la continuación natural. Si está vendiendo, si está comprando Si está vendiendo en un vecindario de poco efectivo , su grupo de compradores está financiado, así que las ofertas que llegan con préstamo no son las débiles. Son el mercado. La preparación y un precio de lista que invite a la multitud importan más que esperar a un comprador de efectivo mítico que en su mayoría no va a llegar. Si vende en un segmento pesado en efectivo, la certeza es moneda negociable, pero no espere la subasta. Ponga precio al comparable, no al sobreprecio del titular de un vecindario de casas. Si está comprando con préstamo en un segmento pesado en efectivo, es más viable de lo que dice el folclor: en lo pedido, con días en el mercado, una oferta financiada bien preparada compite. Comprar con préstamo en un vecindario de poco efectivo significa que su competencia son otros deudores, y la oferta ganadora la fija la tolerancia al pago mensual, no las chequeras. En cualquier caso, la primera pregunta sobre su cuadra no es qué tan caliente está el mercado. Es contra quién está ofertando en realidad, y este campo la responde. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #17 9 ago 2026 Cero, la lectura más limpia que ha producido este marcador. En 368 cierres de condominios del corredor en lo que va de 2026, ninguno se vendió $1,000,000 sobre lo pedido, y el típico cerró un poco por debajo de lo pedido: South Beach 0.7% abajo en 183 ventas, South of Market 1.0% abajo en 79, Yerba Buena 2.4% abajo en 53, Mission Bay exactamente en lo pedido en 53. En una edición sobre dónde está el sobreprecio, el corredor es donde no está. La apertura de compra se mantiene, y esta edición mide exactamente qué tan amplia es. #16 6 ago 2026 Plano en todas las ventanas, que según esta edición es justamente el punto. Los condominios de South Beach marcan 100.0% de lo pedido a 30, 90 y 180 días y 99.0% en el año previo. South of Market marca 99.4, 99.8, 99.6 y 99.0. Cuatro ventanas, una respuesta. Cada carril de casas de esta edición se movió cuando se movió la ventana; el corredor no, y un segmento que se lee igual sin importar cómo lo corte es un segmento que no está girando. La apertura de compra se mantiene, y ahora está medida de cuatro maneras en vez de una. Ver las 14 lecturas anteriores Edición Fecha Lectura Llamado #15 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave De las 2,292 ventas de casas de San Francisco en los últimos 12 meses con financiamiento reportado, el 30.9% cerró en efectivo, desde 24.9% el año anterior. Los condominios corrieron aún más alto, 36.9%, desde 34.6%. Cada porcentaje de esta edición cuenta solo ventas donde el financiamiento del comprador quedó registrado. El efectivo sube la escalera de precios. En el mercado de casas entre $1M y $3M, más o menos una venta de cada cuatro o cinco es en efectivo. De $3M a $5M es cerca de la mitad, 48.7%, y de $5M hacia arriba es 59.6%. Entre las 27 ventas de condominios de $5M o más, el 88% cerró en efectivo, una muestra pequeña que etiquetamos como direccional y de la que no argumentamos. Los sobreprecios alcanzan su punto máximo justo donde el efectivo escasea. El rango de casas de $1.5M a $2M se vendió una mediana de 27.2% sobre lo pedido con solo 26.4% de las ventas en efectivo. De $5M hacia arriba, donde domina el efectivo, la casa típica cerró 2.7% sobre lo pedido y el condominio típico cerró en lo pedido. El mapa del efectivo es una geografía. Los cinco vecindarios con más efectivo y muestra anual confiable son el Distrito Financiero y Barbary Coast con 66.7%, North Waterfront con 58.1%, la Marina con 52.2%, Cow Hollow con 51.9% y Pacific Heights con 51.5%. Los cinco se vendieron a unos dos puntos y medio de lo pedido; dos se vendieron en lo pedido o por debajo. El fondo de la lista del efectivo es la cima de la lista del esfuerzo: Visitacion Valley con 10.0%, Bayview con 10.2%, Outer Mission con 11.4%, Midtown Terrace con 11.5%, Silver Terrace con 12.5%. Un vecindario, Westwood Highlands, registró 15 cierres y ni una sola venta en efectivo reportada. La inclinación es una tendencia, no una ley. Los campeones del sobreprecio del cinturón del Sunset todavía corren con una venta en efectivo de cada cuatro, y Central Sunset logra 36.4% en efectivo mientras cierra 27.1% sobre lo pedido. La parte estricta es el techo: en cada vecindario donde el efectivo llega a la mitad de las ventas, el cierre típico queda a 2.6 puntos o menos de lo pedido. La parte en efectivo no es un medidor de demanda. Los vecindarios con más efectivo incluyen los mercados más lentos de la ciudad, condominios del centro con medianas de 27 a 44 días, mientras los vecindarios de hipoteca se mueven en unos 13. Dos mercados distintos, visibles en el mismo campo. La versión práctica: quien vende en un vecindario de poco efectivo debe poner precio para la multitud financiada que de verdad va a conocer y no para un comprador de efectivo mítico, quien vende en un segmento pesado en efectivo debe poner precio al comparable y no al sobreprecio del titular, y el comprador financiado compite mejor en los segmentos pesados en efectivo de lo que dice el folclor, porque esos segmentos se venden en lo pedido y con días en el mercado. La parte en efectivo, la venta sobre lista y el tamaño de muestra de cada vecindario de San Francisco están en vivo en el explorador del mercado , cada uno con su etiqueta de confiabilidad. Lea su propio subdistrito antes de poner precio u ofertar. Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, al 11 de agosto de 2026, con 62,860 ventas cerradas de San Francisco deduplicadas; se excluyen 3 valores atípicos de venta sobre lista y 6 eventos en cuarentena en toda la ciudad. Todas las ventanas de esta edición son los 12 meses móviles, del 12 de agosto de 2025 al 11 de agosto de 2026, ancladas a la extracción de datos más reciente e inclusivas de la fecha final, con la comparación del año previo cubriendo los 12 meses anteriores. Las casas son residencias unifamiliares; los condominios incluyen townhomes. Los porcentajes de financiamiento siguen un denominador reportado estricto: solo se cuentan las ventas donde el campo de financiamiento del comprador del MLS quedó registrado, y las ventas en blanco o no reportadas se excluyen de cada porcentaje en lugar de suponerse. Efectivo significa que el campo dice exactamente Cash; convencional, FHA, VA, intercambio 1031 y financiamiento del vendedor cuentan como financiadas. El campo está bien poblado: una verificación contra el almacén de datos el 12 de agosto de 2026 encontró financiamiento del comprador reportado en cerca del 99.9 por ciento de los cierres gobernados de los últimos doce meses, así que la exclusión es pequeña. La venta sobre lista es la mediana, entre las ventas de la ventana, del precio de cierre dividido entre el precio de lista; se usan medianas en todo y nada en esta edición es un promedio. Los rangos de precio son por precio de cierre. La confiabilidad de cada rango va etiquetada con los datos: todos los rangos de la tabla son Sólidos en tamaño de muestra excepto los condominios de $5M o más, 27 ventas, que se etiqueta como direccional y se trata como tal. Los mapas y las afirmaciones por vecindario usan los 90 subdistritos del MLS; solo los 76 con al menos 15 cierres en la ventana se sombrean o se citan, y el resto va en gris en lugar de adivinarse. La asociación entre la parte en efectivo y la venta sobre lista en esos 76 vecindarios es una tendencia, declarada como tal, y no se hace ninguna afirmación causal; esta edición tampoco afirma nada sobre si una venta individual en efectivo cierra más alto o más bajo que una financiada en el mismo segmento, porque esa comparación a nivel de fila todavía no se corre contra el almacén. Los días en el mercado son el campo del MLS tal como se reporta, nunca re-derivados. Fuentes secundarias, citadas solo por escala nacional y no para ninguna cifra de San Francisco: NAR, índice de confianza de los REALTORS, julio de 2026, 26 por ciento de las ventas de vivienda existente en efectivo, una medida de encuesta a compradores; y Redfin, análisis de registros de condado publicado en marzo de 2024, 34.5 por ciento de las compras de Estados Unidos en efectivo en febrero de 2024. Ambas usan denominadores distintos del campo de financiamiento reportado del MLS de esta edición y no son intercambiables con él. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera, y no es un pronóstico. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #17: The Overbid Map Is Not the Heat Map | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-17-the-overbid-map-is-not-the-heat-map/

Paulo's Pulse ↗ POTM Blog Issue #17, August 9, 2026 The Overbid Map Is Not the Heat Map A million dollars over asking sounds like the loudest possible statement a market can make. Read 160 of them together and they say something quieter and more useful: the places that produce seven-figure gaps and the places where buyers compete hardest are two different maps. Confusing them is the most expensive avoidable mistake in pricing. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published August 9, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #17 · The numbers 160 San Francisco homes that closed $1M or more above asking in 2026, across 46 neighborhoods 26 vs 11 Million-dollar overbids in Pacific Heights and the Marina against the Sunset, even though the Sunset is where buyers compete hardest 53% Homes listed above $5M that sold at or below asking. At the top of the market, the big overbid is the exception So far this year, 160 San Francisco homes have closed at least a million dollars above their asking price. They are spread across 46 neighborhoods. Together they closed $231,423,987 above list. That sounds like a story about a market losing its mind. It mostly is not. When you put all 160 next to each other, they say something quieter, and more useful to anyone about to price a house. The list of neighborhoods that produce seven-figure overbids is close to a list of neighborhoods with expensive houses. It is not a list of the neighborhoods where buyers are competing hardest. Those are two different maps, and most of the trouble in pricing comes from reading the first one as if it were the second. By the numbers District Typical sale vs asking Closings 2026 Sales $1M+ over Share of its closings District 2, Central West +32.7% 281 11 3.9% District 4, Twin Peaks West +18.8% 215 15 7.0% District 1, Northwest +17.7% 187 24 12.8% District 5, Central +16.6% 458 52 11.4% District 10, Southeast +13.9% 288 0 0.0% District 3, Southwest +13.1% 104 1 1.0% District 7, North +6.7% 280 26 9.3% District 6, Central North +6.2% 173 7 4.0% District 8, Northeast +0.0% 335 6 1.8% District 9, Central East +0.0% 698 18 2.6% The map that gets mistaken for the other one Look at the two ends of that table. District 2, the Sunset and Parkside, has the highest typical overbid in San Francisco. The median home there closed 32.7% above asking this year. It contributed 11 of the 160. District 7, Pacific Heights, the Marina, Cow Hollow and Presidio Heights, is near the bottom of the city on that same measure. The median home there closed 6.7% above asking. It contributed 26. Two maps of the same year, both at the grain the city is lived in: the 90 MLS subdistricts. Left, where the seven-figure gaps landed: sales that closed $1,000,000 or more above asking, counted per neighborhood, January 1 through August 6, 2026; the palest shade is none, and one of the 160 carries no recorded subdistrict, so the map shows 159. Right, where buyers actually competed: each neighborhood's typical sale as a percentage above its own asking price, same window; neighborhoods with fewer than 12 closings are grey rather than guessed. Golden Gate Park, the Presidio and Lincoln Park are unshaded. San Francisco MLS via POTM Command. Where the dollars landed, by neighborhood Sales $1M or more over asking. Palest: none NOE 22 PAC HTS 13 EUREKA VLY 11 MISSION 8 RICHMOND 7 BERNAL 7 LAKE 6 INNER SUNSET 6 1 2 4 3 1 4 4 5 1 1 3 1 2 2 3 2 2 1 2 3 6 2 1 1 1 1 1 3 2 5 2 2 1 1 1 1 1 none 22, Noe Valley Where buyers competed, by neighborhood Typical sale, percent above asking. Grey: too few sales to read O. SUNSET +38.1% SUNSET +32.8% RICHMOND +18.8% PAC HTS +6.7% NOE +17.7% BERNAL +23.9% MISSION +6.6% POTRERO +6.3% SOMA -1.0% S. BEACH -0.7% at asking +38.1%, Outer Sunset Pacific Heights is dark on the left and pale on the right; the Sunset is the reverse. And the fine grain shows what district averages wash out: District 9 reads 0.0% as a district, yet Bernal Heights runs +23.9% while South Beach and SoMa sit at asking. The corridor's condo volume drowns hot house neighborhoods, and it happens inside neighborhoods too: Potrero Hill houses closed +25.7% while its condos closed +3.3%, and Inner Mission houses +24.3% against +2.3%. A district is not a market, and neither is a blended average. Same city, same year, same dataset, same method. One district is where competition is broadest. The other is where competing at all produces the largest dollar figures, because the houses cost more. District 10 makes the point without argument: zero sales cleared a million over asking there, and its typical home still ran a higher overbid than District 7's did. A million-dollar gap is simply not arithmetically available at District 10 price points. That is a statement about price levels, not about demand. One more caution before you lean on that table: a district median blends property types, and in two districts the blend is the whole story. District 9 reads exactly asking because 368 corridor condo closings from South Beach to Yerba Buena sit at or under list while the house neighborhoods behind them run hot: Bernal Heights houses closed a median 30.7% over asking this year, Potrero Hill houses 25.7% while Potrero condos ran 3.3%, Inner Mission houses 24.3% against 2.3% for its condos. District 8 is the same picture with Nob Hill and Russian Hill condo volume. Both maps below are drawn at neighborhood grain for exactly this reason. District 2, the Sunset and Parkside +32.7% the highest typical overbid in San Francisco and 11 of the 160 seven-figure gaps; the competition here is broad and the dollars are in the $400,000 to $500,000 range District 7, Pacific Heights and the Marina +6.7% near the bottom of the city on the same measure and 26 of the 160; the typical home here sells within a few percent of asking, and a few percent of $8M is a headline Two different sales wearing the same headline Sort the 160 by what the home was originally listed at, and the group splits cleanly in two. Listed at Sales $1M+ over Median % over asking All 2026 closings in the band Share that sold over asking $1M to $2M 38 +67.0% 1,411 77.2% $2M to $3M 47 +50.3% 356 76.1% $3M to $5M 47 +31.6% 223 66.8% $5M and up 28 +25.3% 115 47.0% At the low end, a million-dollar gap can only happen if the list price sat far below where the house was going to land. At the high end, a 25% move on a $6M listing clears a million without anything unusual happening at all. The right column is the part most headlines get backwards. Homes listed between $1M and $2M sold above asking 77.2% of the time this year. Homes listed above $5M did so 47.0% of the time, and the median result in that band was exactly the asking price. Half of the most expensive listings in San Francisco sold at or below what they asked. The luxury tier is not uniformly competitive. A handful of sharply priced listings inside it produce very large headlines. The largest gap of the year is the clearest case. A Cow Hollow house listed at $7,950,000 closed at $15,000,000, 88.7% over asking, in ten days. The sale is real and arms length. But the close works out to roughly $2,620 per square foot, which that block supports, while the list worked out to roughly half of that. Nobody bid a house up by 88%. Somebody listed a house at about half of what it was worth. Those are different events and only one of them is about the market. Where it happens, and where it happens to you By raw count the leaders are predictable: Noe Valley 22, Pacific Heights 13, Eureka Valley and Dolores Heights 11, Inner Mission 8, Inner Richmond and Bernal Heights 7 each. By rate, meaning the share of a neighborhood's own closings that cleared a million over, the list rearranges. This is the version that matters if you own a house in one of them. Neighborhood Sales $1M+ over Share of its 2026 closings Lake 6 26.1% Forest Hill 3 25.0% Inner Richmond 7 20.0% Buena Vista / Ashbury Heights 4 16.7% Cole Valley / Parnassus Heights 4 16.0% Noe Valley 22 15.8% Inner Sunset 6 15.8% And then there is a third group, the one I find most instructive. Places where a million-dollar gap happened once, and was clearly a decision rather than a pattern. A West Portal house listed just under a million closed at $2,000,000. A Glen Park house listed at $1,149,000 closed at $2,500,000. An Outer Parkside house listed at $1,495,000 closed at $3,500,000. None of those are neighborhoods that routinely produce seven-figure overbids. Each is a single listing priced well under where the house was always going to land. The whole list, if you want it Here are all 160, sorted by the size of the gap. Closed prices are a matter of public record and I would rather you check my work than take the summary on faith. Every address links through to its listing, so you can see the photos and the detail behind each number. Show all 160 sales, one by one Address Neighborhood District Listed Closed Over asking % Days Close date 2512 Union St Cow Hollow D7 $7,950,000 $15,000,000 $7,050,000 88.7% 10 2026-05-08 3140 Pacific Ave Pacific Heights D7 $7,495,000 $12,000,000 $4,505,000 60.1% 11 2026-07-22 212 Spruce St Presidio Heights D7 $4,395,000 $8,200,000 $3,805,000 86.6% 12 2026-04-30 225 Marina Blvd Marina D7 $6,950,000 $10,550,000 $3,600,000 51.8% 11 2026-06-24 2468 Broadway St Pacific Heights D7 $3,995,000 $7,000,000 $3,005,000 75.2% 5 2026-05-20 2830 Buchanan St Pacific Heights D7 $6,000,000 $9,000,000 $3,000,000 50.0% 11 2026-05-27 381 Liberty St Eureka Valley / Dolores Heights D5 $5,995,000 $8,750,000 $2,755,000 46.0% 2 2026-06-04 2685 Pacific Ave Pacific Heights D7 $6,500,000 $9,200,000 $2,700,000 41.5% 9 2026-05-06 58 Woodland Ave Cole Valley / Parnassus Heights D5 $2,895,000 $5,500,000 $2,605,000 90.0% 9 2026-06-24 251 28th Ave Sea Cliff D1 $3,900,000 $6,500,000 $2,600,000 66.7% 10 2026-04-02 2653 Union St Cow Hollow D7 $5,500,000 $8,000,000 $2,500,000 45.5% 9 2026-06-16 241 Frederick St Haight Ashbury D5 $5,950,000 $8,300,000 $2,350,000 39.5% 8 2026-03-30 2206 Lake St Lake D1 $8,700,000 $11,000,000 $2,300,000 26.4% 9 2026-05-11 29 West Clay St Lake D1 $4,950,000 $7,200,000 $2,250,000 45.5% 8 2026-04-02 349 Marina Blvd Marina D7 $3,495,000 $5,700,000 $2,205,000 63.1% 16 2026-03-30 1170 Chestnut St Russian Hill D8 $4,500,000 $6,600,000 $2,100,000 46.7% 6 2026-04-08 3616 21st St Eureka Valley / Dolores Heights D5 $2,188,000 $4,225,888 $2,037,888 93.1% 11 2026-01-30 1956 Great Hwy Outer Parkside D2 $1,495,000 $3,500,000 $2,005,000 134.1% 13 2026-05-11 211 Upper Ter Buena Vista / Ashbury Heights D5 $4,995,000 $7,000,000 $2,005,000 40.1% 3 2026-04-16 2101 Divisadero St Pacific Heights D7 $5,995,000 $8,000,000 $2,005,000 33.4% 12 2026-02-09 3853 22nd St Noe Valley D5 $2,598,000 $4,575,000 $1,977,000 76.1% 11 2026-03-10 659 12th Ave Inner Richmond D1 $2,995,000 $4,950,000 $1,955,000 65.3% 7 2026-03-16 4139 24th St Noe Valley D5 $2,695,000 $4,575,000 $1,880,000 69.8% 4 2026-03-23 931 Kirkham St Inner Sunset D2 $2,395,000 $4,239,310 $1,844,310 77.0% 8 2026-04-06 1426 8th Ave Inner Sunset D2 $2,295,000 $4,100,000 $1,805,000 78.7% 11 2026-03-11 219 4th Ave Inner Richmond D1 $3,625,000 $5,400,000 $1,775,000 49.0% 7 2026-06-01 264 Liberty St Eureka Valley / Dolores Heights D5 $1,995,000 $3,750,000 $1,755,000 88.0% 11 2026-05-11 2684 Green St Cow Hollow D7 $8,000,000 $9,750,000 $1,750,000 21.9% 20 2026-04-20 70 San Pablo Ave St. Francis Wood D4 $2,995,000 $4,705,000 $1,710,000 57.1% 8 2026-07-15 356 Valley St Noe Valley D5 $2,895,000 $4,575,000 $1,680,000 58.0% 13 2026-04-29 4256 23rd St Noe Valley D5 $2,150,000 $3,815,805 $1,665,805 77.5% 5 2026-07-02 73 Almaden Ct Lone Mountain D1 $2,495,000 $4,150,000 $1,655,000 66.3% 9 2026-06-15 135 26th Ave Lake D1 $5,895,000 $7,550,000 $1,655,000 28.1% 6 2026-06-10 39 Christopher Dr Forest Knolls D4 $1,998,000 $3,650,000 $1,652,000 82.7% 7 2026-04-24 139 Cherry St Presidio Heights D7 $5,250,000 $6,880,000 $1,630,000 31.1% 7 2026-04-01 2614 Sacramento St Pacific Heights D7 $6,000,000 $7,600,000 $1,600,000 26.7% 12 2026-06-12 4963 17th St Cole Valley / Parnassus Heights D5 $6,500,000 $8,100,000 $1,600,000 24.6% 11 2026-05-15 4048 23rd St Noe Valley D5 $3,195,000 $4,789,423 $1,594,423 49.9% 8 2026-05-15 1640 9th Ave Inner Sunset D2 $2,495,000 $4,050,000 $1,555,000 62.3% 3 2026-01-29 850 Wisconsin St Potrero Hill D9 $2,998,000 $4,540,000 $1,542,000 51.4% 9 2026-06-29 3107 Franklin St Marina D7 $3,395,000 $4,915,000 $1,520,000 44.8% 10 2026-04-23 50 Carmelita St Hayes Valley D6 $5,795,000 $7,300,000 $1,505,000 26.0% 7 2026-06-30 1759 8th Ave Inner Sunset D2 $2,495,000 $4,000,000 $1,505,000 60.3% 8 2026-05-04 550 4th Ave Inner Richmond D1 $2,995,000 $4,500,000 $1,505,000 50.3% 6 2026-07-16 3846 Cesar Chavez St Noe Valley D5 $1,995,000 $3,500,000 $1,505,000 75.4% 13 2026-05-04 323 Eureka St Eureka Valley / Dolores Heights D5 $3,495,000 $4,999,999 $1,504,999 43.1% 7 2026-03-12 2606 Jackson St Pacific Heights D7 $22,500,000 $24,000,000 $1,500,000 6.7% 9 2026-05-08 10 5th Ave Lake D1 $12,000,000 $13,500,000 $1,500,000 12.5% 6 2026-04-02 2880 Vallejo St Pacific Heights D7 $25,000,000 $26,500,000 $1,500,000 6.0% 22 2026-06-18 10 Deming St Corona Heights D5 $4,450,000 $5,900,000 $1,450,000 32.6% 14 2026-07-28 66 Cook St Jordan Park / Laurel Heights D1 $1,998,000 $3,420,000 $1,422,000 71.2% 8 2026-04-27 4118 20th St Eureka Valley / Dolores Heights D5 $2,995,000 $4,400,000 $1,405,000 46.9% 5 2026-04-29 408 Roosevelt Way Corona Heights D5 $2,098,000 $3,475,000 $1,377,000 65.6% 14 2026-06-10 1840 Castro St Noe Valley D5 $2,495,000 $3,850,000 $1,355,000 54.3% 10 2026-06-18 655 Duncan St Noe Valley D5 $1,995,000 $3,350,000 $1,355,000 67.9% 14 2026-06-08 818 Douglass St Noe Valley D5 $5,898,000 $7,250,000 $1,352,000 22.9% 0 2026-02-18 287 Chenery St Glen Park D5 $1,149,000 $2,500,000 $1,351,000 117.6% 15 2026-05-15 2218 Clay St Pacific Heights D7 $7,600,000 $8,950,000 $1,350,000 17.8% 12 2026-05-18 210 Lansdale Ave Sherwood Forest D4 $3,295,000 $4,625,000 $1,330,000 40.4% 8 2026-07-09 1375 Sanchez St Noe Valley D5 $2,695,000 $4,025,000 $1,330,000 49.4% 7 2026-04-03 4 Lexington St Inner Mission D9 $1,485,000 $2,800,000 $1,315,000 88.6% 10 2026-06-22 3622 21st St Eureka Valley / Dolores Heights D5 $1,988,000 $3,300,000 $1,312,000 66.0% 11 2026-02-17 42 Ord St Corona Heights D5 $2,795,000 $4,100,000 $1,305,000 46.7% 7 2026-04-17 214 Santa Clara Ave St. Francis Wood D4 $3,995,000 $5,300,000 $1,305,000 32.7% 12 2026-03-20 1027 Duncan St Diamond Heights D4 $2,495,000 $3,800,000 $1,305,000 52.3% 13 2026-03-16 264 Precita Ave Bernal Heights D9 $2,495,000 $3,800,000 $1,305,000 52.3% 8 2026-07-02 3036 Pierce St Cow Hollow D7 $2,399,000 $3,700,000 $1,301,000 54.2% 14 2026-04-17 778 10th Ave Inner Richmond D1 $2,999,000 $4,300,000 $1,301,000 43.4% 5 2026-05-07 4356 25th St Noe Valley D5 $3,500,000 $4,800,000 $1,300,000 37.1% 12 2026-06-03 4075 20th St Eureka Valley / Dolores Heights D5 $4,295,000 $5,580,000 $1,285,000 29.9% 11 2026-06-26 50 Cascade Walk Golden Gate Heights D2 $3,885,000 $5,167,500 $1,282,500 33.0% 14 2026-06-22 3222 Harrison St Bernal Heights D9 $1,498,000 $2,755,000 $1,257,000 83.9% 14 2026-07-31 65 Carmelita St Hayes Valley D6 $4,398,000 $5,650,000 $1,252,000 28.5% 5 2026-01-02 1332 Greenwich St Russian Hill D8 $5,250,000 $6,500,000 $1,250,000 23.8% 20 2026-07-01 922 Carolina St Potrero Hill D9 $1,988,000 $3,200,000 $1,212,000 61.0% 14 2026-07-28 889 Elizabeth St Noe Valley D5 $5,695,000 $6,900,000 $1,205,000 21.2% 2 2026-03-20 2609 Pine St Lower Pacific Heights D6 $2,695,000 $3,900,000 $1,205,000 44.7% 19 2026-05-15 1577 Shrader St Cole Valley / Parnassus Heights D5 $2,295,000 $3,500,000 $1,205,000 52.5% 13 2026-04-22 439 Connecticut St Potrero Hill D9 $2,795,000 $4,000,000 $1,205,000 43.1% 11 2026-05-26 33 Grenard Ter Russian Hill D8 $2,395,000 $3,600,000 $1,205,000 50.3% 9 2026-04-07 1601 15th Ave Golden Gate Heights D2 $2,995,000 $4,200,000 $1,205,000 40.2% 1 2026-03-09 826 40th Ave Outer Richmond D1 $2,095,000 $3,300,000 $1,205,000 57.5% 4 2026-06-18 3906 23rd St Noe Valley D5 $1,295,000 $2,500,000 $1,205,000 93.1% 6 2026-05-11 449 Alvarado St Noe Valley D5 $3,750,000 $4,950,000 $1,200,000 32.0% 13 2026-06-04 1338 Masonic Ave Haight Ashbury D5 $4,290,000 $5,450,000 $1,160,000 27.0% 10 2026-05-28 40 Sea View Ter Unknown D1 $8,790,000 $9,950,000 $1,160,000 13.2% 7 2026-04-23 143 Collingwood St Eureka Valley / Dolores Heights D5 $3,695,000 $4,850,000 $1,155,000 31.3% 5 2026-06-08 826 Diamond St Noe Valley D5 $3,495,000 $4,650,000 $1,155,000 33.1% 7 2026-02-24 487 Belvedere St Cole Valley / Parnassus Heights D5 $2,195,000 $3,350,000 $1,155,000 52.6% 7 2026-06-11 1465 23rd Ave Central Sunset D2 $2,296,000 $3,450,000 $1,154,000 50.3% 13 2026-06-29 1497 Shotwell St Bernal Heights D9 $3,499,000 $4,650,000 $1,151,000 32.9% 13 2026-05-29 558 22nd Ave Central Richmond D1 $2,950,000 $4,100,000 $1,150,000 39.0% 10 2026-06-02 101 Moffitt St Glen Park D5 $1,749,000 $2,880,000 $1,131,000 64.7% 8 2026-07-13 1985 8th Ave Forest Hill D4 $1,495,000 $2,625,000 $1,130,000 75.6% 7 2026-07-30 3193 Pacific Ave Pacific Heights D7 $3,750,000 $4,875,000 $1,125,000 30.0% 4 2026-07-02 1350 Plymouth Ave Westwood Park D4 $1,980,000 $3,100,000 $1,120,000 56.6% 4 2026-06-29 1071 Alabama St Inner Mission D9 $2,395,000 $3,515,000 $1,120,000 46.8% 10 2026-07-16 836 Alabama St Inner Mission D9 $1,595,000 $2,710,000 $1,115,000 69.9% 12 2026-06-22 1278 11th Ave Inner Sunset D2 $2,195,000 $3,310,000 $1,115,000 50.8% 11 2026-06-03 203 Hoffman Ave Noe Valley D5 $1,499,000 $2,610,000 $1,111,000 74.1% 13 2026-06-23 1738 Great Hwy Outer Sunset D2 $1,495,000 $2,600,000 $1,105,000 73.9% 8 2026-03-25 982 Hayes St Alamo Square D6 $2,795,000 $3,900,000 $1,105,000 39.5% 13 2026-05-21 50 El Verano Way Monterey Heights D4 $1,495,000 $2,600,000 $1,105,000 73.9% 10 2026-07-10 2 Rosewood Dr Monterey Heights D4 $3,495,000 $4,600,000 $1,105,000 31.6% 8 2026-07-23 1442 Sanchez St Noe Valley D5 $3,495,000 $4,600,000 $1,105,000 31.6% 5 2026-04-10 1321 South Van Ness Ave Inner Mission D9 $1,995,000 $3,100,000 $1,105,000 55.4% 14 2026-03-30 126 Mullen Ave Bernal Heights D9 $2,195,000 $3,300,000 $1,105,000 50.3% 5 2026-04-30 145 Grand View Ave Eureka Valley / Dolores Heights D5 $1,995,000 $3,100,000 $1,105,000 55.4% 9 2026-07-17 29 Mendosa Ave Forest Hill D4 $2,395,000 $3,500,000 $1,105,000 46.1% 6 2026-02-23 2736 Fulton St Inner Richmond D1 $3,895,000 $4,999,995 $1,104,995 28.4% 6 2026-06-12 930 Chestnut St Russian Hill D8 $7,900,000 $9,001,000 $1,101,000 13.9% 11 2026-05-29 1459 Oak St Haight Ashbury D5 $1,999,000 $3,100,000 $1,101,000 55.1% 8 2026-06-26 1819 8th Ave Inner Sunset D2 $1,799,000 $2,900,000 $1,101,000 61.2% 12 2026-04-22 844 Clayton St Buena Vista / Ashbury Heights D5 $4,500,000 $5,600,000 $1,100,000 24.4% 12 2026-03-20 178 States St Corona Heights D5 $3,200,000 $4,300,000 $1,100,000 34.4% 0 2026-02-19 1990 8th Ave Forest Hill D4 $3,195,000 $4,280,000 $1,085,000 34.0% 7 2026-06-26 279 Diamond St Eureka Valley / Dolores Heights D5 $3,495,000 $4,580,000 $1,085,000 31.0% 13 2026-01-28 163 Day St Noe Valley D5 $1,395,000 $2,470,000 $1,075,000 77.1% 6 2026-06-18 301 Santa Ana Ave Balboa Terrace D4 $1,295,000 $2,360,000 $1,065,000 82.2% 7 2026-04-15 726 Lake St Lake D1 $3,695,000 $4,750,000 $1,055,000 28.6% 11 2026-02-27 133 Vicksburg St Noe Valley D5 $2,695,000 $3,750,000 $1,055,000 39.2% 11 2026-02-13 3219 Harrison St Bernal Heights D9 $1,795,000 $2,850,000 $1,055,000 58.8% 7 2026-07-29 196 25th Ave Lake D1 $4,295,000 $5,350,000 $1,055,000 24.6% 12 2026-05-14 54 Rossi Ave Lone Mountain D1 $2,395,000 $3,450,000 $1,055,000 44.1% 10 2026-06-01 771 Elizabeth St Noe Valley D5 $4,795,000 $5,850,000 $1,055,000 22.0% 9 2026-07-24 215 3rd Ave Inner Richmond D1 $4,795,000 $5,850,000 $1,055,000 22.0% 15 2026-06-01 665 27th St Noe Valley D5 $1,388,000 $2,441,067 $1,053,067 75.9% 13 2026-04-02 22 25th Ave Sea Cliff D1 $5,948,000 $7,000,000 $1,052,000 17.7% 8 2026-06-01 2160 Hayes St #2 North Panhandle D6 $2,349,000 $3,400,000 $1,051,000 44.7% 11 2026-04-27 626-628 Shotwell St Inner Mission D9 $3,800,000 $4,850,000 $1,050,000 27.6% 13 2026-04-24 1913 Sacramento St Pacific Heights D7 $4,500,000 $5,550,000 $1,050,000 23.3% 7 2026-03-26 3043 Clay St #1 Pacific Heights D7 $3,595,000 $4,628,000 $1,033,000 28.7% 3 2026-03-23 3881 20th St #3 Eureka Valley / Dolores Heights D5 $1,795,000 $2,825,000 $1,030,000 57.4% 10 2026-05-18 1448 Union St Russian Hill D8 $1,995,000 $3,025,000 $1,030,000 51.6% 11 2026-05-06 333 14th Ave Central Richmond D1 $1,995,000 $3,025,000 $1,030,000 51.6% 12 2026-04-22 345 Hazelwood Ave Westwood Highlands D4 $1,895,000 $2,920,000 $1,025,000 54.1% 13 2026-03-25 3338 23rd St Inner Mission D9 $1,785,000 $2,805,000 $1,020,000 57.1% 7 2026-06-24 333 San Benito Way Balboa Terrace D4 $1,998,000 $3,015,000 $1,017,000 50.9% 7 2026-04-16 2370 North Point St Marina D7 $3,098,000 $4,110,000 $1,012,000 32.7% 14 2026-05-27 2885 Union St Cow Hollow D7 $4,800,000 $5,810,000 $1,010,000 21.0% 13 2026-06-04 71 Blake St Jordan Park / Laurel Heights D1 $1,998,888 $3,008,888 $1,010,000 50.5% 7 2026-06-05 1440 Jackson St Nob Hill D8 $3,495,000 $4,505,000 $1,010,000 28.9% 11 2026-05-07 3280 22nd St #D Inner Mission D9 $2,195,000 $3,200,000 $1,005,000 45.8% 14 2026-06-11 295 Coso Ave Bernal Heights D9 $4,995,000 $6,000,000 $1,005,000 20.1% 11 2026-07-15 1550 Masonic Ave Buena Vista / Ashbury Heights D5 $1,995,000 $3,000,000 $1,005,000 50.4% 15 2026-06-12 56 Casa Way Marina D7 $3,695,000 $4,700,000 $1,005,000 27.2% 0 2026-03-23 46 Wilmot St Lower Pacific Heights D6 $3,495,000 $4,500,000 $1,005,000 28.8% 46 2026-05-04 21 Lagunitas Dr Lakeside D3 $2,395,000 $3,400,000 $1,005,000 42.0% 12 2026-04-16 522 9th Ave Inner Richmond D1 $2,195,000 $3,200,000 $1,005,000 45.8% 12 2026-05-21 863 26th Ave Central Richmond D1 $2,995,000 $4,000,000 $1,005,000 33.6% 12 2026-06-29 2459 Buchanan St Pacific Heights D7 $2,395,000 $3,400,000 $1,005,000 42.0% 7 2026-03-12 25 Elsie St Bernal Heights D9 $2,995,000 $4,000,000 $1,005,000 33.6% 4 2026-05-05 46-48 S Wilmot St Lower Pacific Heights D6 $3,495,000 $4,500,000 $1,005,000 28.8% 17 2026-05-04 485 Day St Noe Valley D5 $5,695,000 $6,700,000 $1,005,000 17.7% 9 2026-06-01 162 Noe St Duboce Triangle D5 $1,995,000 $3,000,000 $1,005,000 50.4% 11 2026-05-05 877 Treat Ave Inner Mission D9 $3,995,000 $4,999,000 $1,004,000 25.1% 6 2026-06-10 25 Claremont Blvd West Portal D4 $998,000 $2,000,000 $1,002,000 100.4% 12 2026-04-24 601 Corbett Ave Twin Peaks D5 $1,998,000 $3,000,000 $1,002,000 50.2% 14 2026-05-07 1854 Jefferson St Marina D7 $3,995,000 $4,995,000 $1,000,000 25.0% 7 2026-06-05 447 Buena Vista Ave Buena Vista / Ashbury Heights D5 $5,500,000 $6,500,000 $1,000,000 18.2% 23 2026-07-08 A million dollars over asking is a fact about the list price at least as often as it is a fact about the market. What to do with this If you are pricing a home to sell , start by refusing to price off the roster. A comparable sale that closed far over asking tells you very little until you know what it was listed at and why. Ask that question every time, including when someone uses such a sale to tell you your own house is worth more than you thought. Underpricing is a real strategy with real conditions attached. It works when a property draws a genuine crowd, in a segment where qualified buyers are actively competing, with enough scarcity that several of them show up in the same two weeks. Those conditions hold in more of this city than they did two years ago. They do not hold everywhere, and where they fail, the strategy fails expensively, because a low list price is a public anchor you cannot quietly walk back. Notice also what did not separate these sales. The 160 went into contract in a median of ten days. Citywide the median was thirteen. Three days. Whatever is producing seven-figure gaps, it is not principally that these homes moved faster than everything else. If you are writing an offer , the useful move is to stop reading the dollar figure and start reading the list price behind it. In District 7 a large gap usually means the listing was priced to start an auction. In the Sunset a large percentage usually means a lot of people want the same house. You bid differently into those two situations, and confusing them costs real money in both directions. The short version, which is the whole issue in one line: ask what it was listed at. I keep the four-window read for every neighborhood current, and if you want to know what your own block actually supports before you set a number, that is a short conversation and I am glad to have it. More on this thread in the San Francisco overbidding topic . AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #17 (this issue) Aug 9, 2026 Zero, which is the cleanest reading this scoreboard has produced. Across 368 corridor condo closings so far in 2026, not one sold $1,000,000 over asking, and the typical one closed slightly under asking: South Beach 0.7% below on 183 sales, South of Market 1.0% below on 79, Yerba Buena 2.4% below on 53, Mission Bay exactly at asking on 53. In an issue about where the overbidding is, the corridor is where it is not. Buyer opening holds, and this issue measures exactly how wide it is. #16 Aug 6, 2026 Flat in every window, which this issue argues is the whole point. South Beach condos read 100.0% of asking at 30, 90 and 180 days and 99.0% over the trailing year. South of Market reads 99.4, 99.8, 99.6 and 99.0. Four windows, one answer. Every house lane in this issue moved when the window moved; the corridor did not, and a segment that reads the same no matter how you slice it is a segment that is not turning. Buyer opening holds, and now it is measured four ways instead of one. Show the 14 earlier readings Issue Date Reading Call #15 Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways 160 San Francisco homes closed at least $1,000,000 above asking between January 1 and August 6, 2026, across 46 neighborhoods, for $231,423,987 above list in total. That is 5.3% of the 3,019 residential closings in the same window, in a market where 2,058 of them, 68.2%, sold above asking at all. The roster is a price map, not a heat map. District 7 produced 26 of the 160 while its typical home sold 6.7% over asking, near the bottom of the city. District 2 produced 11 while its typical home sold 32.7% over, the highest in the city. District 10 produced zero seven-figure gaps and still ran a higher typical overbid than District 7. Two different populations sit inside the same list. Among the 160, homes listed between $1M and $2M closed a median 67.0% over asking. Homes listed above $5M closed a median 25.3% over. At the low end a seven-figure gap requires an unusual list price. At the high end it does not require anything unusual at all. The luxury tier is not uniformly competitive, which is the part the headlines get backwards. Across all 2026 closings, homes listed $1M to $2M sold above asking 77.2% of the time. Homes listed above $5M did so 47.0% of the time, and the median result in that band was exactly the asking price, a dollar gap of zero. By count the leaders are Noe Valley with 22, Pacific Heights 13, Eureka Valley and Dolores Heights 11, Inner Mission 8, Inner Richmond and Bernal Heights 7 each. By share of a neighborhood's own closings the order rearranges: Lake at 26.1%, Forest Hill 25.0%, Inner Richmond 20.0%, Buena Vista and Ashbury Heights 16.7%. The largest single gap was 2512 Union St in Cow Hollow, listed at $7,950,000 and closed at $15,000,000, 88.7% over asking, in ten days. Read carefully that is a list price set at roughly half of what the block supports, not a market that bid a house up by 88%. The close works out to about $2,620 per square foot, which is defensible there. The list did not. Speed barely separates the two groups. The 160 went into contract in a median of 10 days against 13 citywide. Whatever produces a seven-figure gap, it is not principally that these homes moved faster than everything else. The practical rule for a seller: price from your own subdistrict's recent read, not from the roster. Underpricing works where a genuine crowd is already competing and fails expensively where it is not, because a low list price is a public anchor you cannot quietly walk back. Every neighborhood in this issue is live, with its own sample size and reliability label, in the market explorer . Read your own subdistrict before you price or bid. Sources and further reading S&P Case-Shiller home price index, San Francisco metro area (FRED) California Association of Realtors county sales activity, including San Francisco County Topic: San Francisco overbidding, the whole question in one place How I read the San Francisco market, the method behind these figures Issue #16: A Window Is a Memory, why the window you pick moves the answer Selling in San Francisco, starting with whether you should How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command, governed MLS analytics, as of August 6, 2026. The universe is San Francisco residential closed sales with close dates from January 1 through August 6, 2026: single-family homes, condominiums and townhomes, and tenancy-in-common units. That is 3,019 closings. Multi-unit residential income buildings are excluded throughout, as they are everywhere else on this site; including them would add 11 more sales over $1,000,000 above asking, for 171 across 47 neighborhoods, and would mix income property into a count about homes. Amount over asking is close price minus the original list price on the same listing record. A listing with no recorded list price yields no value and is never scored as a zero gap. All medians are exact percentiles across the sales in the group, not averages, and not medians of medians. Records are deduplicated to one closed event per listing, keeping the most recently ingested version. Sale-to-list values outside a 50 to 250 percent band are excluded as data-entry errors, as are quarantined records that have not passed review. Eighteen of the 160 carry an open data-quality review flag; they are included here for consistency with every other figure published from this dataset, and removing them changes no direction or ranking in this issue. Percentages in this issue are stated as percent above asking, so a home that closed at 146% of its list price is reported as 46% over. District figures are San Francisco MLS districts. Neighborhood figures are MLS subdistricts; one sale in the set carries no subdistrict and appears as Unknown. Windows and any use of the word year-to-date are anchored to the most recent data pull, August 6, 2026, not to the calendar date you are reading this. Both maps are drawn at MLS subdistrict grain. On the left map, each neighborhood is shaded by its count of $1M-plus over-asking sales, zero shading palest; one of the 160 carries no recorded subdistrict, so it is absent from the map while present in every figure. On the right map, each neighborhood's figure is the exact median across its own closings in the window, and neighborhoods with fewer than 12 closings are shown grey rather than colored, 12 being the published sample bar for a strong subdistrict read at the nearest published window. August is a partial month and is excluded from the monthly reading. The monthly share of closings clearing $1,000,000 over asking ran 2.1% in January, 2.4% in February, 4.2% in March, 6.2% in April, 6.5% in May, 7.6% in June and 4.7% in July; one year of a single measure is not a trend and should be read as seasonal until there is more of it. One structural limit worth stating plainly: this dataset has no concessions field, so a sale that closed high with credits back to the buyer is indistinguishable here from a clean one. Every address in the full table links to its listing page, and each link was matched on address and then confirmed against the close price in this table. One case is worth naming because it looks like an error and is not: 178 States St is a two-unit building, and a second unit there closed at $4,800,000 in May 2026. That is a different home and a different sale. The one counted here is the February 2026 close at $4,300,000, and it is the only one of the two that clears a million over asking. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice, and not a forecast. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #17: El mapa del sobreprecio no es el mapa del calor | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-17-el-mapa-del-sobreprecio-no-es-el-mapa-del-calor/

Pulso de Paulo ↗ POTM Blog Edición #17, 9 de agosto de 2026 El mapa del sobreprecio no es el mapa del calor Un millón de dólares sobre lo pedido suena como la declaración más fuerte que puede hacer un mercado. Lea 160 de ellas juntas y dicen algo más discreto y más útil: los lugares que producen brechas de siete cifras y los lugares donde los compradores compiten más duro son dos mapas distintos. Confundirlos es el error evitable más caro al poner precio. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 9 de agosto de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #17 · En números 160 Viviendas de San Francisco que cerraron $1M o más sobre lo pedido en 2026, en 46 vecindarios 26 vs 11 Sobreprecios de un millón en Pacific Heights y la Marina contra el Sunset, aunque el Sunset es donde más compiten los compradores 53% Viviendas listadas sobre $5M que se vendieron en lo pedido o por debajo. En el tope del mercado, el gran sobreprecio es la excepción En lo que va del año, 160 viviendas de San Francisco han cerrado al menos un millón de dólares sobre su precio pedido. Están repartidas en 46 vecindarios. Juntas cerraron $231,423,987 sobre lista. Eso suena a un mercado perdiendo la cabeza. En su mayor parte no lo es. Cuando pone las 160 una al lado de la otra, dicen algo más discreto y más útil para quien está por poner precio a una casa. La lista de vecindarios que producen sobreprecios de siete cifras se parece mucho a la lista de vecindarios con casas caras. No es la lista de vecindarios donde los compradores compiten más duro. Son dos mapas distintos, y casi todo el problema al poner precio viene de leer el primero como si fuera el segundo. En números Distrito Venta típica vs lo pedido Cierres 2026 Ventas $1M+ sobre Parte de sus cierres Distrito 2, Centro Oeste +32.7% 281 11 3.9% Distrito 4, Twin Peaks Oeste +18.8% 215 15 7.0% Distrito 1, Noroeste +17.7% 187 24 12.8% Distrito 5, Centro +16.6% 458 52 11.4% Distrito 10, Sureste +13.9% 288 0 0.0% Distrito 3, Suroeste +13.1% 104 1 1.0% Distrito 7, Norte +6.7% 280 26 9.3% Distrito 6, Centro Norte +6.2% 173 7 4.0% Distrito 8, Noreste +0.0% 335 6 1.8% Distrito 9, Centro Este +0.0% 698 18 2.6% El mapa que se confunde con el otro Mire los dos extremos de esa tabla. El Distrito 2, el Sunset y Parkside, tiene el sobreprecio típico más alto de San Francisco. La vivienda mediana ahí cerró 32.7% sobre lo pedido este año. Aportó 11 de las 160. El Distrito 7, Pacific Heights, la Marina, Cow Hollow y Presidio Heights, está cerca del fondo de la ciudad en esa misma medida. La vivienda mediana ahí cerró 6.7% sobre lo pedido. Aportó 26. Dos mapas del mismo año, ambos en el grano en que se vive la ciudad: los 90 subdistritos del MLS. A la izquierda, donde cayeron las brechas de siete cifras: ventas que cerraron $1,000,000 o más sobre lo pedido, contadas por vecindario, del 1 de enero al 6 de agosto de 2026; el tono más pálido es ninguna, y una de las 160 no tiene subdistrito registrado, así que el mapa muestra 159. A la derecha, donde de verdad compitieron los compradores: la venta típica de cada vecindario como porcentaje sobre su propio precio pedido, la misma ventana; los vecindarios con menos de 12 cierres van en gris en lugar de adivinarse. Golden Gate Park, el Presidio y Lincoln Park quedan sin sombrear. MLS de San Francisco vía POTM Command. Dónde cayeron los dólares, por vecindario Ventas de $1M o más sobre lo pedido. Más pálido: ninguna NOE 22 PAC HTS 13 EUREKA VLY 11 MISSION 8 RICHMOND 7 BERNAL 7 LAKE 6 INNER SUNSET 6 1 2 4 3 1 4 4 5 1 1 3 1 2 2 3 2 2 1 2 3 6 2 1 1 1 1 1 3 2 5 2 2 1 1 1 1 1 ninguna 22, Noe Valley Dónde compitieron los compradores, por vecindario Venta típica, por ciento sobre lo pedido. Gris: muy pocas ventas para leer O. SUNSET +38.1% SUNSET +32.8% RICHMOND +18.8% PAC HTS +6.7% NOE +17.7% BERNAL +23.9% MISSION +6.6% POTRERO +6.3% SOMA -1.0% S. BEACH -0.7% en lo pedido +38.1%, Outer Sunset Pacific Heights es oscuro a la izquierda y pálido a la derecha; el Sunset es lo contrario. Y el grano fino muestra lo que los promedios de distrito lavan: el Distrito 9 marca 0.0% como distrito, pero Bernal Heights corre a +23.9% mientras South Beach y SoMa están en lo pedido. El volumen de condominios del corredor ahoga vecindarios de casas calientes, y pasa también dentro de los vecindarios: las casas de Potrero Hill cerraron +25.7% y sus condominios +3.3%, y las casas de Inner Mission +24.3% contra +2.3%. Un distrito no es un mercado, y un promedio mezclado tampoco. La misma ciudad, el mismo año, los mismos datos, el mismo método. Un distrito es donde la competencia es más amplia. El otro es donde competir produce las cifras más grandes en dólares, porque las casas cuestan más. El Distrito 10 lo demuestra sin discusión: ahí ninguna venta superó el millón sobre lo pedido, y su vivienda típica igual corrió un sobreprecio mayor que la del Distrito 7. Una brecha de un millón simplemente no está disponible en aritmética a los niveles de precio del Distrito 10. Eso habla de niveles de precio, no de demanda. Una cautela más antes de apoyarse en esa tabla: la mediana de un distrito mezcla tipos de propiedad, y en dos distritos la mezcla es toda la historia. El Distrito 9 marca exactamente lo pedido porque 368 cierres de condominios del corredor, de South Beach a Yerba Buena, quedan en lista o por debajo mientras los vecindarios de casas detrás corren calientes: las casas de Bernal Heights cerraron una mediana de 30.7% sobre lo pedido este año, las de Potrero Hill 25.7% mientras sus condominios 3.3%, las de Inner Mission 24.3% contra 2.3% de sus condominios. El Distrito 8 es la misma imagen con el volumen de condominios de Nob Hill y Russian Hill. Ambos mapas, más abajo, están dibujados a grano de vecindario exactamente por esta razón. Distrito 2, el Sunset y Parkside +32.7% el sobreprecio típico más alto de San Francisco y 11 de las 160 brechas de siete cifras; aquí la competencia es amplia y los dólares andan entre $400,000 y $500,000 Distrito 7, Pacific Heights y la Marina +6.7% cerca del fondo de la ciudad en la misma medida y 26 de las 160; la vivienda típica aquí se vende a pocos puntos de lo pedido, y pocos puntos de $8M son un titular Dos ventas distintas bajo el mismo titular Ordene las 160 por el precio de lista original y el grupo se parte limpiamente en dos. Precio de lista Ventas $1M+ sobre Mediana % sobre lo pedido Cierres 2026 en la banda Parte vendida sobre lo pedido $1M a $2M 38 +67.0% 1,411 77.2% $2M a $3M 47 +50.3% 356 76.1% $3M a $5M 47 +31.6% 223 66.8% $5M o más 28 +25.3% 115 47.0% En el extremo bajo, una brecha de un millón solo ocurre si el precio de lista quedó muy por debajo de donde iba a aterrizar la casa. En el extremo alto, un movimiento de 25% sobre un listado de $6M supera el millón sin que pase nada inusual. La columna de la derecha es la parte que los titulares invierten. Las viviendas listadas entre $1M y $2M se vendieron sobre lo pedido 77.2% de las veces este año. Las listadas sobre $5M lo hicieron 47.0% de las veces, y el resultado mediano en esa banda fue exactamente el precio pedido. La mitad de los listados más caros de San Francisco se vendió en lo pedido o por debajo. El segmento de lujo no es uniformemente competitivo. Un puñado de listados con precio agresivo dentro de el produce titulares muy grandes. La brecha más grande del año es el caso más claro. Una casa de Cow Hollow listada en $7,950,000 cerró en $15,000,000, 88.7% sobre lo pedido, en diez días. La venta es real y entre partes independientes. Pero el cierre equivale a unos $2,620 por pie cuadrado, que esa cuadra sostiene, mientras que la lista equivalia a cerca de la mitad de eso. Nadie subió una casa 88%. Alguien listo una casa en cerca de la mitad de lo que valía. Son eventos distintos y solo uno de ellos habla del mercado. Dónde ocurre, y dónde le ocurre a usted Por cantidad los lideres son predecibles: Noe Valley 22, Pacific Heights 13, Eureka Valley y Dolores Heights 11, Inner Mission 8, Inner Richmond y Bernal Heights 7 cada uno. Por tasa, es decir la parte de los cierres del propio vecindario que superaron el millón, la lista se reordena. Esta es la versión que importa si usted es dueño de una casa en alguno de ellos. Vecindario Ventas $1M+ sobre Parte de sus cierres 2026 Lake 6 26.1% Forest Hill 3 25.0% Inner Richmond 7 20.0% Buena Vista / Ashbury Heights 4 16.7% Cole Valley / Parnassus Heights 4 16.0% Noe Valley 22 15.8% Inner Sunset 6 15.8% Y luego hay un tercer grupo, el que me parece más instructivo. Lugares donde una brecha de un millón ocurrió una vez, y fue claramente una decisión y no un patrón. Una casa de West Portal listada apenas debajo del millón cerró en $2,000,000. Una casa de Glen Park listada en $1,149,000 cerró en $2,500,000. Una casa de Outer Parkside listada en $1,495,000 cerró en $3,500,000. Ninguno de esos es un vecindario que produzca sobreprecios de siete cifras de forma rutinaria. Cada uno es un solo listado con precio muy por debajo de donde la casa siempre iba a aterrizar. La lista completa, si la quiere Aquí están las 160, ordenadas por el tamaño de la brecha. Los precios de cierre son de registro público y prefiero que revise mi trabajo a que acepte el resumen por fe. Cada dirección enlaza a su listado, para que vea las fotos y el detalle detrás de cada cifra. Ver las 160 ventas, una por una Dirección Vecindario Distrito Pedido Cierre Sobre lo pedido % Días Cierre 2512 Union St Cow Hollow D7 $7,950,000 $15,000,000 $7,050,000 88.7% 10 2026-05-08 3140 Pacific Ave Pacific Heights D7 $7,495,000 $12,000,000 $4,505,000 60.1% 11 2026-07-22 212 Spruce St Presidio Heights D7 $4,395,000 $8,200,000 $3,805,000 86.6% 12 2026-04-30 225 Marina Blvd Marina D7 $6,950,000 $10,550,000 $3,600,000 51.8% 11 2026-06-24 2468 Broadway St Pacific Heights D7 $3,995,000 $7,000,000 $3,005,000 75.2% 5 2026-05-20 2830 Buchanan St Pacific Heights D7 $6,000,000 $9,000,000 $3,000,000 50.0% 11 2026-05-27 381 Liberty St Eureka Valley / Dolores Heights D5 $5,995,000 $8,750,000 $2,755,000 46.0% 2 2026-06-04 2685 Pacific Ave Pacific Heights D7 $6,500,000 $9,200,000 $2,700,000 41.5% 9 2026-05-06 58 Woodland Ave Cole Valley / Parnassus Heights D5 $2,895,000 $5,500,000 $2,605,000 90.0% 9 2026-06-24 251 28th Ave Sea Cliff D1 $3,900,000 $6,500,000 $2,600,000 66.7% 10 2026-04-02 2653 Union St Cow Hollow D7 $5,500,000 $8,000,000 $2,500,000 45.5% 9 2026-06-16 241 Frederick St Haight Ashbury D5 $5,950,000 $8,300,000 $2,350,000 39.5% 8 2026-03-30 2206 Lake St Lake D1 $8,700,000 $11,000,000 $2,300,000 26.4% 9 2026-05-11 29 West Clay St Lake D1 $4,950,000 $7,200,000 $2,250,000 45.5% 8 2026-04-02 349 Marina Blvd Marina D7 $3,495,000 $5,700,000 $2,205,000 63.1% 16 2026-03-30 1170 Chestnut St Russian Hill D8 $4,500,000 $6,600,000 $2,100,000 46.7% 6 2026-04-08 3616 21st St Eureka Valley / Dolores Heights D5 $2,188,000 $4,225,888 $2,037,888 93.1% 11 2026-01-30 1956 Great Hwy Outer Parkside D2 $1,495,000 $3,500,000 $2,005,000 134.1% 13 2026-05-11 211 Upper Ter Buena Vista / Ashbury Heights D5 $4,995,000 $7,000,000 $2,005,000 40.1% 3 2026-04-16 2101 Divisadero St Pacific Heights D7 $5,995,000 $8,000,000 $2,005,000 33.4% 12 2026-02-09 3853 22nd St Noe Valley D5 $2,598,000 $4,575,000 $1,977,000 76.1% 11 2026-03-10 659 12th Ave Inner Richmond D1 $2,995,000 $4,950,000 $1,955,000 65.3% 7 2026-03-16 4139 24th St Noe Valley D5 $2,695,000 $4,575,000 $1,880,000 69.8% 4 2026-03-23 931 Kirkham St Inner Sunset D2 $2,395,000 $4,239,310 $1,844,310 77.0% 8 2026-04-06 1426 8th Ave Inner Sunset D2 $2,295,000 $4,100,000 $1,805,000 78.7% 11 2026-03-11 219 4th Ave Inner Richmond D1 $3,625,000 $5,400,000 $1,775,000 49.0% 7 2026-06-01 264 Liberty St Eureka Valley / Dolores Heights D5 $1,995,000 $3,750,000 $1,755,000 88.0% 11 2026-05-11 2684 Green St Cow Hollow D7 $8,000,000 $9,750,000 $1,750,000 21.9% 20 2026-04-20 70 San Pablo Ave St. Francis Wood D4 $2,995,000 $4,705,000 $1,710,000 57.1% 8 2026-07-15 356 Valley St Noe Valley D5 $2,895,000 $4,575,000 $1,680,000 58.0% 13 2026-04-29 4256 23rd St Noe Valley D5 $2,150,000 $3,815,805 $1,665,805 77.5% 5 2026-07-02 73 Almaden Ct Lone Mountain D1 $2,495,000 $4,150,000 $1,655,000 66.3% 9 2026-06-15 135 26th Ave Lake D1 $5,895,000 $7,550,000 $1,655,000 28.1% 6 2026-06-10 39 Christopher Dr Forest Knolls D4 $1,998,000 $3,650,000 $1,652,000 82.7% 7 2026-04-24 139 Cherry St Presidio Heights D7 $5,250,000 $6,880,000 $1,630,000 31.1% 7 2026-04-01 2614 Sacramento St Pacific Heights D7 $6,000,000 $7,600,000 $1,600,000 26.7% 12 2026-06-12 4963 17th St Cole Valley / Parnassus Heights D5 $6,500,000 $8,100,000 $1,600,000 24.6% 11 2026-05-15 4048 23rd St Noe Valley D5 $3,195,000 $4,789,423 $1,594,423 49.9% 8 2026-05-15 1640 9th Ave Inner Sunset D2 $2,495,000 $4,050,000 $1,555,000 62.3% 3 2026-01-29 850 Wisconsin St Potrero Hill D9 $2,998,000 $4,540,000 $1,542,000 51.4% 9 2026-06-29 3107 Franklin St Marina D7 $3,395,000 $4,915,000 $1,520,000 44.8% 10 2026-04-23 50 Carmelita St Hayes Valley D6 $5,795,000 $7,300,000 $1,505,000 26.0% 7 2026-06-30 1759 8th Ave Inner Sunset D2 $2,495,000 $4,000,000 $1,505,000 60.3% 8 2026-05-04 550 4th Ave Inner Richmond D1 $2,995,000 $4,500,000 $1,505,000 50.3% 6 2026-07-16 3846 Cesar Chavez St Noe Valley D5 $1,995,000 $3,500,000 $1,505,000 75.4% 13 2026-05-04 323 Eureka St Eureka Valley / Dolores Heights D5 $3,495,000 $4,999,999 $1,504,999 43.1% 7 2026-03-12 2606 Jackson St Pacific Heights D7 $22,500,000 $24,000,000 $1,500,000 6.7% 9 2026-05-08 10 5th Ave Lake D1 $12,000,000 $13,500,000 $1,500,000 12.5% 6 2026-04-02 2880 Vallejo St Pacific Heights D7 $25,000,000 $26,500,000 $1,500,000 6.0% 22 2026-06-18 10 Deming St Corona Heights D5 $4,450,000 $5,900,000 $1,450,000 32.6% 14 2026-07-28 66 Cook St Jordan Park / Laurel Heights D1 $1,998,000 $3,420,000 $1,422,000 71.2% 8 2026-04-27 4118 20th St Eureka Valley / Dolores Heights D5 $2,995,000 $4,400,000 $1,405,000 46.9% 5 2026-04-29 408 Roosevelt Way Corona Heights D5 $2,098,000 $3,475,000 $1,377,000 65.6% 14 2026-06-10 1840 Castro St Noe Valley D5 $2,495,000 $3,850,000 $1,355,000 54.3% 10 2026-06-18 655 Duncan St Noe Valley D5 $1,995,000 $3,350,000 $1,355,000 67.9% 14 2026-06-08 818 Douglass St Noe Valley D5 $5,898,000 $7,250,000 $1,352,000 22.9% 0 2026-02-18 287 Chenery St Glen Park D5 $1,149,000 $2,500,000 $1,351,000 117.6% 15 2026-05-15 2218 Clay St Pacific Heights D7 $7,600,000 $8,950,000 $1,350,000 17.8% 12 2026-05-18 210 Lansdale Ave Sherwood Forest D4 $3,295,000 $4,625,000 $1,330,000 40.4% 8 2026-07-09 1375 Sanchez St Noe Valley D5 $2,695,000 $4,025,000 $1,330,000 49.4% 7 2026-04-03 4 Lexington St Inner Mission D9 $1,485,000 $2,800,000 $1,315,000 88.6% 10 2026-06-22 3622 21st St Eureka Valley / Dolores Heights D5 $1,988,000 $3,300,000 $1,312,000 66.0% 11 2026-02-17 42 Ord St Corona Heights D5 $2,795,000 $4,100,000 $1,305,000 46.7% 7 2026-04-17 214 Santa Clara Ave St. Francis Wood D4 $3,995,000 $5,300,000 $1,305,000 32.7% 12 2026-03-20 1027 Duncan St Diamond Heights D4 $2,495,000 $3,800,000 $1,305,000 52.3% 13 2026-03-16 264 Precita Ave Bernal Heights D9 $2,495,000 $3,800,000 $1,305,000 52.3% 8 2026-07-02 3036 Pierce St Cow Hollow D7 $2,399,000 $3,700,000 $1,301,000 54.2% 14 2026-04-17 778 10th Ave Inner Richmond D1 $2,999,000 $4,300,000 $1,301,000 43.4% 5 2026-05-07 4356 25th St Noe Valley D5 $3,500,000 $4,800,000 $1,300,000 37.1% 12 2026-06-03 4075 20th St Eureka Valley / Dolores Heights D5 $4,295,000 $5,580,000 $1,285,000 29.9% 11 2026-06-26 50 Cascade Walk Golden Gate Heights D2 $3,885,000 $5,167,500 $1,282,500 33.0% 14 2026-06-22 3222 Harrison St Bernal Heights D9 $1,498,000 $2,755,000 $1,257,000 83.9% 14 2026-07-31 65 Carmelita St Hayes Valley D6 $4,398,000 $5,650,000 $1,252,000 28.5% 5 2026-01-02 1332 Greenwich St Russian Hill D8 $5,250,000 $6,500,000 $1,250,000 23.8% 20 2026-07-01 922 Carolina St Potrero Hill D9 $1,988,000 $3,200,000 $1,212,000 61.0% 14 2026-07-28 889 Elizabeth St Noe Valley D5 $5,695,000 $6,900,000 $1,205,000 21.2% 2 2026-03-20 2609 Pine St Lower Pacific Heights D6 $2,695,000 $3,900,000 $1,205,000 44.7% 19 2026-05-15 1577 Shrader St Cole Valley / Parnassus Heights D5 $2,295,000 $3,500,000 $1,205,000 52.5% 13 2026-04-22 439 Connecticut St Potrero Hill D9 $2,795,000 $4,000,000 $1,205,000 43.1% 11 2026-05-26 33 Grenard Ter Russian Hill D8 $2,395,000 $3,600,000 $1,205,000 50.3% 9 2026-04-07 1601 15th Ave Golden Gate Heights D2 $2,995,000 $4,200,000 $1,205,000 40.2% 1 2026-03-09 826 40th Ave Outer Richmond D1 $2,095,000 $3,300,000 $1,205,000 57.5% 4 2026-06-18 3906 23rd St Noe Valley D5 $1,295,000 $2,500,000 $1,205,000 93.1% 6 2026-05-11 449 Alvarado St Noe Valley D5 $3,750,000 $4,950,000 $1,200,000 32.0% 13 2026-06-04 1338 Masonic Ave Haight Ashbury D5 $4,290,000 $5,450,000 $1,160,000 27.0% 10 2026-05-28 40 Sea View Ter Unknown D1 $8,790,000 $9,950,000 $1,160,000 13.2% 7 2026-04-23 143 Collingwood St Eureka Valley / Dolores Heights D5 $3,695,000 $4,850,000 $1,155,000 31.3% 5 2026-06-08 826 Diamond St Noe Valley D5 $3,495,000 $4,650,000 $1,155,000 33.1% 7 2026-02-24 487 Belvedere St Cole Valley / Parnassus Heights D5 $2,195,000 $3,350,000 $1,155,000 52.6% 7 2026-06-11 1465 23rd Ave Central Sunset D2 $2,296,000 $3,450,000 $1,154,000 50.3% 13 2026-06-29 1497 Shotwell St Bernal Heights D9 $3,499,000 $4,650,000 $1,151,000 32.9% 13 2026-05-29 558 22nd Ave Central Richmond D1 $2,950,000 $4,100,000 $1,150,000 39.0% 10 2026-06-02 101 Moffitt St Glen Park D5 $1,749,000 $2,880,000 $1,131,000 64.7% 8 2026-07-13 1985 8th Ave Forest Hill D4 $1,495,000 $2,625,000 $1,130,000 75.6% 7 2026-07-30 3193 Pacific Ave Pacific Heights D7 $3,750,000 $4,875,000 $1,125,000 30.0% 4 2026-07-02 1350 Plymouth Ave Westwood Park D4 $1,980,000 $3,100,000 $1,120,000 56.6% 4 2026-06-29 1071 Alabama St Inner Mission D9 $2,395,000 $3,515,000 $1,120,000 46.8% 10 2026-07-16 836 Alabama St Inner Mission D9 $1,595,000 $2,710,000 $1,115,000 69.9% 12 2026-06-22 1278 11th Ave Inner Sunset D2 $2,195,000 $3,310,000 $1,115,000 50.8% 11 2026-06-03 203 Hoffman Ave Noe Valley D5 $1,499,000 $2,610,000 $1,111,000 74.1% 13 2026-06-23 1738 Great Hwy Outer Sunset D2 $1,495,000 $2,600,000 $1,105,000 73.9% 8 2026-03-25 982 Hayes St Alamo Square D6 $2,795,000 $3,900,000 $1,105,000 39.5% 13 2026-05-21 50 El Verano Way Monterey Heights D4 $1,495,000 $2,600,000 $1,105,000 73.9% 10 2026-07-10 2 Rosewood Dr Monterey Heights D4 $3,495,000 $4,600,000 $1,105,000 31.6% 8 2026-07-23 1442 Sanchez St Noe Valley D5 $3,495,000 $4,600,000 $1,105,000 31.6% 5 2026-04-10 1321 South Van Ness Ave Inner Mission D9 $1,995,000 $3,100,000 $1,105,000 55.4% 14 2026-03-30 126 Mullen Ave Bernal Heights D9 $2,195,000 $3,300,000 $1,105,000 50.3% 5 2026-04-30 145 Grand View Ave Eureka Valley / Dolores Heights D5 $1,995,000 $3,100,000 $1,105,000 55.4% 9 2026-07-17 29 Mendosa Ave Forest Hill D4 $2,395,000 $3,500,000 $1,105,000 46.1% 6 2026-02-23 2736 Fulton St Inner Richmond D1 $3,895,000 $4,999,995 $1,104,995 28.4% 6 2026-06-12 930 Chestnut St Russian Hill D8 $7,900,000 $9,001,000 $1,101,000 13.9% 11 2026-05-29 1459 Oak St Haight Ashbury D5 $1,999,000 $3,100,000 $1,101,000 55.1% 8 2026-06-26 1819 8th Ave Inner Sunset D2 $1,799,000 $2,900,000 $1,101,000 61.2% 12 2026-04-22 844 Clayton St Buena Vista / Ashbury Heights D5 $4,500,000 $5,600,000 $1,100,000 24.4% 12 2026-03-20 178 States St Corona Heights D5 $3,200,000 $4,300,000 $1,100,000 34.4% 0 2026-02-19 1990 8th Ave Forest Hill D4 $3,195,000 $4,280,000 $1,085,000 34.0% 7 2026-06-26 279 Diamond St Eureka Valley / Dolores Heights D5 $3,495,000 $4,580,000 $1,085,000 31.0% 13 2026-01-28 163 Day St Noe Valley D5 $1,395,000 $2,470,000 $1,075,000 77.1% 6 2026-06-18 301 Santa Ana Ave Balboa Terrace D4 $1,295,000 $2,360,000 $1,065,000 82.2% 7 2026-04-15 726 Lake St Lake D1 $3,695,000 $4,750,000 $1,055,000 28.6% 11 2026-02-27 133 Vicksburg St Noe Valley D5 $2,695,000 $3,750,000 $1,055,000 39.2% 11 2026-02-13 3219 Harrison St Bernal Heights D9 $1,795,000 $2,850,000 $1,055,000 58.8% 7 2026-07-29 196 25th Ave Lake D1 $4,295,000 $5,350,000 $1,055,000 24.6% 12 2026-05-14 54 Rossi Ave Lone Mountain D1 $2,395,000 $3,450,000 $1,055,000 44.1% 10 2026-06-01 771 Elizabeth St Noe Valley D5 $4,795,000 $5,850,000 $1,055,000 22.0% 9 2026-07-24 215 3rd Ave Inner Richmond D1 $4,795,000 $5,850,000 $1,055,000 22.0% 15 2026-06-01 665 27th St Noe Valley D5 $1,388,000 $2,441,067 $1,053,067 75.9% 13 2026-04-02 22 25th Ave Sea Cliff D1 $5,948,000 $7,000,000 $1,052,000 17.7% 8 2026-06-01 2160 Hayes St #2 North Panhandle D6 $2,349,000 $3,400,000 $1,051,000 44.7% 11 2026-04-27 626-628 Shotwell St Inner Mission D9 $3,800,000 $4,850,000 $1,050,000 27.6% 13 2026-04-24 1913 Sacramento St Pacific Heights D7 $4,500,000 $5,550,000 $1,050,000 23.3% 7 2026-03-26 3043 Clay St #1 Pacific Heights D7 $3,595,000 $4,628,000 $1,033,000 28.7% 3 2026-03-23 3881 20th St #3 Eureka Valley / Dolores Heights D5 $1,795,000 $2,825,000 $1,030,000 57.4% 10 2026-05-18 1448 Union St Russian Hill D8 $1,995,000 $3,025,000 $1,030,000 51.6% 11 2026-05-06 333 14th Ave Central Richmond D1 $1,995,000 $3,025,000 $1,030,000 51.6% 12 2026-04-22 345 Hazelwood Ave Westwood Highlands D4 $1,895,000 $2,920,000 $1,025,000 54.1% 13 2026-03-25 3338 23rd St Inner Mission D9 $1,785,000 $2,805,000 $1,020,000 57.1% 7 2026-06-24 333 San Benito Way Balboa Terrace D4 $1,998,000 $3,015,000 $1,017,000 50.9% 7 2026-04-16 2370 North Point St Marina D7 $3,098,000 $4,110,000 $1,012,000 32.7% 14 2026-05-27 2885 Union St Cow Hollow D7 $4,800,000 $5,810,000 $1,010,000 21.0% 13 2026-06-04 71 Blake St Jordan Park / Laurel Heights D1 $1,998,888 $3,008,888 $1,010,000 50.5% 7 2026-06-05 1440 Jackson St Nob Hill D8 $3,495,000 $4,505,000 $1,010,000 28.9% 11 2026-05-07 3280 22nd St #D Inner Mission D9 $2,195,000 $3,200,000 $1,005,000 45.8% 14 2026-06-11 295 Coso Ave Bernal Heights D9 $4,995,000 $6,000,000 $1,005,000 20.1% 11 2026-07-15 1550 Masonic Ave Buena Vista / Ashbury Heights D5 $1,995,000 $3,000,000 $1,005,000 50.4% 15 2026-06-12 56 Casa Way Marina D7 $3,695,000 $4,700,000 $1,005,000 27.2% 0 2026-03-23 46 Wilmot St Lower Pacific Heights D6 $3,495,000 $4,500,000 $1,005,000 28.8% 46 2026-05-04 21 Lagunitas Dr Lakeside D3 $2,395,000 $3,400,000 $1,005,000 42.0% 12 2026-04-16 522 9th Ave Inner Richmond D1 $2,195,000 $3,200,000 $1,005,000 45.8% 12 2026-05-21 863 26th Ave Central Richmond D1 $2,995,000 $4,000,000 $1,005,000 33.6% 12 2026-06-29 2459 Buchanan St Pacific Heights D7 $2,395,000 $3,400,000 $1,005,000 42.0% 7 2026-03-12 25 Elsie St Bernal Heights D9 $2,995,000 $4,000,000 $1,005,000 33.6% 4 2026-05-05 46-48 S Wilmot St Lower Pacific Heights D6 $3,495,000 $4,500,000 $1,005,000 28.8% 17 2026-05-04 485 Day St Noe Valley D5 $5,695,000 $6,700,000 $1,005,000 17.7% 9 2026-06-01 162 Noe St Duboce Triangle D5 $1,995,000 $3,000,000 $1,005,000 50.4% 11 2026-05-05 877 Treat Ave Inner Mission D9 $3,995,000 $4,999,000 $1,004,000 25.1% 6 2026-06-10 25 Claremont Blvd West Portal D4 $998,000 $2,000,000 $1,002,000 100.4% 12 2026-04-24 601 Corbett Ave Twin Peaks D5 $1,998,000 $3,000,000 $1,002,000 50.2% 14 2026-05-07 1854 Jefferson St Marina D7 $3,995,000 $4,995,000 $1,000,000 25.0% 7 2026-06-05 447 Buena Vista Ave Buena Vista / Ashbury Heights D5 $5,500,000 $6,500,000 $1,000,000 18.2% 23 2026-07-08 Un millón de dólares sobre lo pedido es un hecho sobre el precio de lista al menos tan seguido como es un hecho sobre el mercado. Qué hacer con esto Si está poniendo precio a una casa para vender , empiece por negarse a ponerle precio con la lista en la mano. Una venta comparable que cerró muy por encima de lo pedido dice muy poco hasta que usted sabe en cuanto se listo y por qué. Haga esa pregunta siempre, incluso cuando alguien use una venta así para decirle que su casa vale más de lo que pensaba. Poner un precio bajo es una estrategia real con condiciones reales. Funciona cuando la propiedad atrae una multitud genuina, en un segmento donde compradores calificados están compitiendo, con suficiente escasez para que varios aparezcan en las mismas dos semanas. Esas condiciones se cumplen en más partes de esta ciudad que hace dos años. No se cumplen en todas, y donde fallan, la estrategia falla caro, porque un precio de lista bajo es un ancla pública que no se puede retirar en silencio. Note también lo que no separo a estas ventas. Las 160 entraron en contrato en una mediana de diez días. En la ciudad la mediana fue trece. Tres días. Lo que sea que produce brechas de siete cifras, no es principalmente que estas viviendas se movieran más rápido que las demás. Si está escribiendo una oferta , lo útil es dejar de leer la cifra en dólares y empezar a leer el precio de lista detrás. En el Distrito 7 una brecha grande suele significar que el listado se puso para empezar una subasta. En el Sunset un porcentaje grande suele significar que mucha gente quiere la misma casa. Se oferta distinto ante esas dos situaciones, y confundirlas cuesta dinero real en ambas direcciones. La versión corta, que es toda la edición en una línea: pregunte en cuanto se listo. Mantengo al día la lectura de cuatro ventanas para cada vecindario , y si quiere saber que sostiene realmente su propia cuadra antes de fijar un número, esa es una conversación corta y con gusto la tengo. Más sobre este hilo en el tema del sobreprecio en San Francisco . Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #17 (esta edición) 9 ago 2026 Cero, la lectura más limpia que ha producido este marcador. En 368 cierres de condominios del corredor en lo que va de 2026, ninguno se vendió $1,000,000 sobre lo pedido, y el típico cerró un poco por debajo de lo pedido: South Beach 0.7% abajo en 183 ventas, South of Market 1.0% abajo en 79, Yerba Buena 2.4% abajo en 53, Mission Bay exactamente en lo pedido en 53. En una edición sobre dónde está el sobreprecio, el corredor es donde no está. La apertura de compra se mantiene, y esta edición mide exactamente qué tan amplia es. #16 6 ago 2026 Plano en todas las ventanas, que según esta edición es justamente el punto. Los condominios de South Beach marcan 100.0% de lo pedido a 30, 90 y 180 días y 99.0% en el año previo. South of Market marca 99.4, 99.8, 99.6 y 99.0. Cuatro ventanas, una respuesta. Cada carril de casas de esta edición se movió cuando se movió la ventana; el corredor no, y un segmento que se lee igual sin importar cómo lo corte es un segmento que no está girando. La apertura de compra se mantiene, y ahora está medida de cuatro maneras en vez de una. Ver las 14 lecturas anteriores Edición Fecha Lectura Llamado #15 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave 160 viviendas de San Francisco cerraron al menos $1,000,000 sobre lo pedido entre el 1 de enero y el 6 de agosto de 2026, en 46 vecindarios, con $231,423,987 sobre lista en total. Eso es 5.3% de los 3,019 cierres residenciales de la misma ventana, en un mercado donde 2,058 de ellos, 68.2%, se vendieron sobre lo pedido. La lista es un mapa de precios, no de calor. El Distrito 7 aportó 26 de las 160 mientras su vivienda típica se vendió 6.7% sobre lo pedido, cerca del fondo de la ciudad. El Distrito 2 aportó 11 mientras su vivienda típica se vendió 32.7% sobre, lo más alto de la ciudad. El Distrito 10 aportó cero brechas de siete cifras y aun así corrió un sobreprecio típico mayor que el Distrito 7. Dentro de la misma lista hay dos poblaciones distintas. Entre las 160, las viviendas listadas entre $1M y $2M cerraron una mediana de 67.0% sobre lo pedido. Las listadas sobre $5M cerraron una mediana de 25.3% sobre. En el extremo bajo una brecha de siete cifras exige un precio de lista inusual. En el extremo alto no exige nada inusual. El segmento de lujo no es uniformemente competitivo, y esa es la parte que los titulares invierten. En todos los cierres de 2026, las viviendas listadas de $1M a $2M se vendieron sobre lo pedido 77.2% de las veces. Las listadas sobre $5M lo hicieron 47.0% de las veces, y el resultado mediano en esa banda fue exactamente el precio pedido, una brecha de cero dólares. Por cantidad los lideres son Noe Valley con 22, Pacific Heights 13, Eureka Valley y Dolores Heights 11, Inner Mission 8, Inner Richmond y Bernal Heights 7 cada uno. Por parte de los cierres del propio vecindario el orden cambia: Lake con 26.1%, Forest Hill 25.0%, Inner Richmond 20.0%, Buena Vista y Ashbury Heights 16.7%. La brecha individual más grande fue 2512 Union St en Cow Hollow, listada en $7,950,000 y cerrada en $15,000,000, 88.7% sobre lo pedido, en diez días. Leído con cuidado eso es un precio de lista puesto cerca de la mitad de lo que sostiene la cuadra, no un mercado que subió una casa 88%. El cierre equivale a unos $2,620 por pie cuadrado, defendible ahí. La lista no lo era. La velocidad casi no separa a los dos grupos. Las 160 entraron en contrato en una mediana de 10 días contra 13 en la ciudad. Lo que sea que produce una brecha de siete cifras, no es principalmente que estas viviendas se movieran más rápido que las demás. La regla práctica para quien vende: ponga precio desde la lectura reciente de su propio subdistrito, no desde la lista. Poner un precio bajo funciona donde ya hay una multitud compitiendo y falla caro donde no la hay, porque un precio de lista bajo es un ancla pública que no se puede retirar en silencio. Cada vecindario de esta edición está en vivo, con su tamaño de muestra y su etiqueta de confiabilidad, en el explorador del mercado . Lea su propio subdistrito antes de poner precio u ofertar. Fuentes y lecturas relacionadas Índice de precios Case-Shiller, área metropolitana de San Francisco (FRED) Actividad de ventas por condado de la Asociación de Realtors de California, incluye el condado de San Francisco Tema: el sobreprecio en San Francisco, toda la pregunta en un lugar Cómo leo el mercado de San Francisco, el método detrás de estas cifras Edición #16: Una ventana es una memoria, por qué la ventana que elige mueve la respuesta Vender en San Francisco, empezando por si conviene Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, al 6 de agosto de 2026. El universo son las ventas residenciales cerradas de San Francisco con fecha de cierre del 1 de enero al 6 de agosto de 2026: casas unifamiliares, condominios y townhomes, y unidades en tenencia en común. Son 3,019 cierres. Los edificios residenciales de renta de varias unidades quedan excluidos en todo el análisis, igual que en el resto de este sitio; incluirlos agregaria 11 ventas más sobre $1,000,000 arriba de lo pedido, para 171 en 47 vecindarios, y mezclaria propiedad de renta en un conteo sobre viviendas. El monto sobre lo pedido es el precio de cierre menos el precio de lista original del mismo registro. Un listado sin precio de lista registrado no produce valor y nunca se cuenta como brecha de cero. Todas las medianas son percentiles exactos entre las ventas del grupo, no promedios, y no medianas de medianas. Los registros se deduplican a un evento cerrado por listado, conservando la versión ingresada más recientemente. Se excluyen los valores de venta sobre lista fuera de una banda de 50 a 250 por ciento como errores de captura, igual que los registros en cuarentena que no han pasado revisión. Dieciocho de las 160 llevan una marca abierta de revisión de calidad; se incluyen aquí por consistencia con cada otra cifra publicada de este conjunto, y quitarlas no cambia ninguna dirección ni ningún orden de esta edición. Los porcentajes de esta edición se expresan como por ciento sobre lo pedido, así que una vivienda que cerró a 146% de su precio de lista se reporta como 46% sobre. Las cifras de distrito son distritos del MLS de San Francisco. Las de vecindario son subdistritos del MLS; una venta del conjunto no tiene subdistrito y aparece como Unknown. Las ventanas y cualquier uso de la expresión en lo que va del año se anclan a la extracción de datos más reciente, el 6 de agosto de 2026, no a la fecha en que usted lee esto. Ambos mapas están dibujados a grano de subdistrito del MLS. En el mapa de la izquierda, cada vecindario se sombrea por su conteo de ventas de $1M o más sobre lo pedido, con cero en el tono más pálido; una de las 160 no tiene subdistrito registrado, así que falta en el mapa aunque está presente en todas las cifras. En el de la derecha, la cifra de cada vecindario es la mediana exacta entre sus propios cierres de la ventana, y los vecindarios con menos de 12 cierres van en gris en lugar de colorearse, siendo 12 la barra de muestra publicada para una lectura sólida de subdistrito en la ventana publicada más cercana. Agosto es un mes parcial y queda fuera de la lectura mensual. La parte mensual de cierres que superaron $1,000,000 sobre lo pedido fue 2.1% en enero, 2.4% en febrero, 4.2% en marzo, 6.2% en abril, 6.5% en mayo, 7.6% en junio y 4.7% en julio; un año de una sola medida no es una tendencia y debe leerse como estacional hasta que haya más. Un límite estructural que conviene decir claro: este conjunto no tiene campo de concesiones, así que una venta que cerró alto con creditos de regreso al comprador es indistinguible aquí de una limpia. Cada dirección de la tabla completa enlaza a su página de listado, y cada enlace se emparejo por dirección y luego se confirmo contra el precio de cierre de esta tabla. Un caso merece mención porque parece un error y no lo es: 178 States St es un edificio de dos unidades, y una segunda unidad ahí cerró en $4,800,000 en mayo de 2026. Esa es otra vivienda y otra venta. La que se cuenta aquí es el cierre de febrero de 2026 en $4,300,000, y es la única de las dos que supera el millón sobre lo pedido. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera, y no es un pronóstico. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #16: A Window Is a Memory | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-16-a-window-is-a-memory/

Paulo's Pulse ↗ POTM Blog Issue #16, August 6, 2026 A Window Is a Memory Bernal Heights houses sold at 135, 133, 131 and 123 percent of asking. Same neighborhood, same day, same governed data. The only thing that changed was how far back we looked. Every one of those numbers is correct, which is exactly the problem, and once you see why, the disagreement stops being noise and starts being the most useful signal in the report. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published August 6, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #16 · The numbers 11.8 pts Spread between the 30-day and 12-month reads of the same neighborhood, on the same day 21 of 23 Neighborhoods with reliable reads in both windows where the recent 90 days runs hotter 0.8 pts The entire range of the citywide condo reading across every window we publish On August 6 I asked our data one question four times: what are houses in Bernal Heights selling for, relative to what they asked? The answers were 135.0%, 132.9%, 131.1% and 123.2% of asking. Every one of them is correct. None is a rounding difference, a definition trick, or a different data source. Same neighborhood, same property type, same governed dataset, same afternoon. The only variable is how far back the window reaches. The same neighborhood, four answers. Bernal Heights single-family homes, typical margin over asking, by window length, as of August 6, 2026. Sales counts under each window. A home that sold at 135.0% of asking closed 35.0% over it. All four readings are Strong on sample size. San Francisco MLS via POTM Command. That is an 11.8 point spread in sale-to-list and a $257,500 spread in the median price. It is more than enough room for two honest people to reach opposite conclusions about the same neighborhood, on the same day, and for each of them to be able to prove it. By the numbers Window Sales Sold vs asking Share over asking Median price Median days Last 30 days 12 135.0% 100% $1,987,500 12 Last 90 days 37 132.9% 95% $1,950,000 13 Last 180 days 86 131.1% 91% $1,942,500 13 Rolling 12 months 165 123.2% 85% $1,730,000 13 A window is a memory A market statistic is an average over a stretch of time, and the window is how much of the past you have agreed to carry. A rolling 12-month read on Bernal Heights today is still carrying last September, last November, last January. If the market has moved since then, and it has, then part of what you are reading is a report on a market that no longer exists. Notice what did not change in the table above: the median house still went into contract in twelve or thirteen days in every window. Speed has been constant. Price has not. The window is the only thing separating those two facts. This is not a flaw in the data. It is the trade every window makes. Short windows are current and jumpy. Long windows are steady and stale. There is no window that is both, and anyone who hands you a single number without telling you its window has made that trade on your behalf without saying so. The condos are the control group Here is the same day, citywide, in both lanes. Houses read 125.2% of asking over 30 days, 124.3% over 90 days, and 117.2% over a rolling year. Condos read 100.3%, 100.8% and 100.0%. One line moves, one does not. Citywide typical margin over asking by window, single-family homes against condos and townhomes, as of August 6, 2026. Houses move eight points depending on the window. Condos move less than one. San Francisco MLS via POTM Command. Same city, same day, same method, same analyst. Houses swing eight points depending on which window you pick. Condos swing less than one. That contrast is what turns the window problem from an annoyance into a tool. When your windows disagree, something is changing. When they agree, it is not. The spread between your short window and your long window is not noise you have to tolerate. It is the measurement of change itself. Read that way, those two rows say something plain. San Francisco houses are moving, and San Francisco condos have been sitting at almost exactly asking price for a year. That is an interpretation, and it is mine. The six numbers underneath it are facts. Houses, 30 days against 12 months 8.0 pts 125.2% against 117.2% of asking citywide, same day, same method; the window you choose moves the answer by eight points Condos, the same two windows 0.3 pts 100.3% against 100.0% of asking citywide; when nothing is changing, the window does not matter, and that is the control group And the movement has a direction Across the neighborhoods where both the 90-day and the 12-month house reads clear our Strong reliability bar, 21 of 23 show the 90-day running hotter than the 12-month. The median gap is 6.7 points. The two exceptions are Ingleside, at 1.7 points cooler, and Bayview, at 2.9 points cooler. Almost everywhere, the recent read is the hotter one. Difference between the 90-day and rolling 12-month typical margin over asking, single-family homes, for the 23 San Francisco neighborhoods with a Strong sample in both windows. Positive means the last 90 days ran hotter than the trailing year. San Francisco MLS via POTM Command. That is the fact. Here is what I take from it. The rolling 12-month figure is the one most market reports lead with, including reports I respect. Right now it is understating this market almost everywhere in the city. If you are a buyer anchored to a 12-month neighborhood average, you are likely to underbid, not because anyone lied to you, but because you are reading a number whose memory runs back to last summer. The 30-day window is not the problem. The sample is. That is only half the story, and the other half cuts the other way. It does not cut the way most market commentary assumes, though. What makes a window trustworthy is not its length. It is how many closed sales are inside it. At subdistrict level our published bar for a 30-day read is eight closed sales to be labeled Strong and five to be labeled Directional. Across all residential types, 30 of the 90 subdistricts clear that bar right now: 18 Strong and 12 Directional, with 304 sales between them. Citywide, neither lane is anywhere near the line. There were 144 house sales and 194 condo sales in the last 30 days, both comfortably Strong. Where 30 days actually works. Closed sales in the last 30 days, all residential types, each of the 90 San Francisco subdistricts, sorted. The published bars are 8 sales for a Strong label and 5 for Directional. Thirty subdistricts clear the lower bar and 18 clear the upper one. San Francisco MLS via POTM Command, as of August 6, 2026. Where the sample clears, the 30-day read is not noise. It is the most current true description of that neighborhood available, and most of the time it agrees with the longer view. Across those 30 neighborhoods the median gap between the 30-day and the 12-month figure is 2.5 points. But eight of them run five or more points ahead of their own annual number and three run five or more behind. Those eleven are the entire signal, and a 12-month figure cannot see any of them. Glen Park sits 19.2 points ahead of its year on ten sales, Parkside 16.5 ahead on nine. Central Richmond, the neighborhood I live in, is 11.2 ahead on five, which is Directional rather than Strong, so read it as a lean and not a fact. And the short window catches cooling exactly as well as heat: Excelsior is 11.6 points behind its year on nine sales, Eureka Valley and Dolores Heights 10.0 behind on fifteen. An annual average buries both. What the freshest window catches that the year buries. Difference between the 30-day and rolling 12-month typical sale relative to asking, all residential types, for the 30 subdistricts with an adequate 30-day sample. Positive means the last 30 days ran hotter than the trailing year. Directional reads are on 5 to 7 sales and should be treated as a lean. San Francisco MLS via POTM Command. The failure mode is real, and it is a sample failure rather than a window failure. Inner Parkside's 30-day house figure reads 200.4% of asking. That is one house: listed just under a million, sold for two million, thirteen days on market. It is a real sale. Our data quality process flagged it, a human reviewed it, and it cleared. Forest Hill's 30-day house figure is 175.6%, also one house. Neither clears the bar, and neither is published as though it does. That is what the reliability label is for. So the rule is not use a long window. The rule is use the shortest window your sample supports, and carry the label with the number. That is also the plain reason we added a 180-day window this month. At 90 days, 23 neighborhoods have a Strong read for houses specifically, where samples are thinnest; at 180 days, 35 do. Why a national convention misreads this city Everyone who publishes housing data at small geography makes some version of this trade. Redfin builds its weekly numbers on rolling four-week windows and widens to rolling three-month windows for smaller areas, in its own words, to ensure adequate sample sizes. The S&P Cotality Case-Shiller index , the most-cited home price measure in the country, is calculated monthly using a three-month moving average algorithm. Those are good decisions. They are also national instruments, calibrated for a national market. Here is that national market. Redfin's own dashboard puts the United States at 98.3% of asking, with 24.9% of homes selling above list, as of May 2026. San Francisco houses over the last 30 days sold at 125.2% of asking, with 86.8% over asking, against 110.4% and 71.4% in the same window a year ago. Those two sets of figures are not measured the same way. Redfin reports an average ratio where this issue reports a median, and their latest national reading is May where ours ends August 6, so they are not interchangeable and I am not presenting them as such. But no difference in treatment explains twenty-seven points. Notice the other thing in that comparison. The most-cited national housing dashboard is publishing May data in August. That is not sloppiness. It is the smoothing trade working exactly as designed, because in a market sitting flat at 98.3% of asking, three months of lag costs a reader nothing. In a market where houses moved eight points inside a year, and 21 of 23 well-sampled neighborhoods are running hotter over the last 90 days than over the last twelve months, that same lag is expensive. Applying a national smoothing convention to San Francisco right now does not make you conservative. It makes you late. The difference is not that we solved this. The difference is that we show you the dial, and we print the sample size beside it so you know when you are allowed to turn it. The spread between your short window and your long window is not noise you have to tolerate. It is the measurement of change itself. What to do with this If you are pricing a house to sell , start with the shortest window your own subdistrict actually supports, and let the sample size decide which one that is. If your neighborhood cleared the bar at 30 days, that is the number closest to the buyers you are about to meet. If it did not, fall back to 90 or 180 days rather than reaching for the citywide figure. And when two windows disagree by more than a few points, your neighborhood is moving; the direction of the disagreement tells you which way. If you are writing an offer , understand that the 12-month average is currently the friendliest number available to you, which is exactly why it is the wrong one to anchor on. Ask for the 30, 90 and 180-day read on the specific subdistrict, ask how many sales sit inside each, and anchor on the shortest one that clears the bar. And if someone hands you a market statistic, ask what window it covers and how many sales are in it before you argue about the number itself. Most disagreements about this market are not disagreements about facts. They are two windows talking past each other. We now publish all four windows side by side on every neighborhood page , each with its sample size and its reliability label. Not because four numbers are friendlier than one. Because one number, without its window, is not an answer. If you want to know which window your own block should be read on, that is a short conversation and I am happy to have it. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #16 (this issue) Aug 6, 2026 Flat in every window, which this issue argues is the whole point. South Beach condos read 100.0% of asking at 30, 90 and 180 days and 99.0% over the trailing year. South of Market reads 99.4, 99.8, 99.6 and 99.0. Four windows, one answer. Every house lane in this issue moved when the window moved; the corridor did not, and a segment that reads the same no matter how you slice it is a segment that is not turning. Buyer opening holds, and now it is measured four ways instead of one. #15 Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. Show the 13 earlier readings Issue Date Reading Call #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways One neighborhood, one dataset, one afternoon, four answers. Bernal Heights houses read 135.0%, 132.9%, 131.1% and 123.2% of asking across 30, 90, 180 day and 12-month windows. Every figure is correct. The spread is 11.8 points on sale-to-list and $257,500 on the median price. The reason is simple once stated. A window is how much of the past you have agreed to carry. A rolling 12-month read on today's market is still averaging in last September and last January, so part of what you are reading describes a market that has already moved on. Condos are the control group, and they are what make this an argument rather than a complaint. Citywide houses read 125.2%, 124.3% and 117.2% across 30, 90 day and 12-month windows. Citywide condos read 100.3%, 100.8% and 100.0%. Houses swing eight points with the window. Condos swing less than one. So the gap between windows is a measurement, not an error. When your windows disagree, something is changing and the direction of the disagreement tells you which way. When they agree, it is not. The disagreement has a direction almost everywhere. In the 23 neighborhoods where both the 90-day and the 12-month house reads clear the Strong reliability bar, 21 show the 90-day running hotter, at a median gap of 6.7 points. The two exceptions are Ingleside, 1.7 points cooler, and Bayview, 2.9 points cooler. The gate is sample size, not window length. Across all residential types, 30 of the 90 subdistricts clear the published 30-day bar right now, 18 of them Strong, and citywide both lanes clear it easily on 144 house sales and 194 condo sales. Where the sample holds, the 30-day read is the most current true description available. Where it does not, you get Inner Parkside's 200.4% on a single sale: a real sale and a useless statistic, which is exactly what the reliability label is there to tell you. That is why 180 days exists. At 90 days, 23 neighborhoods carry a Strong house read. At 180, 35 do. It is simply the shortest window in which most of this city clears the bar, and it is the same trade Redfin makes when it widens to three-month windows for smaller areas and the same one behind the three-month moving average in the Case-Shiller index. The practical version: price and bid from the 90-day and 180-day read on your own subdistrict, carry the sample size alongside the number, and treat any market statistic without a stated window as incomplete rather than wrong. All four windows are live for every San Francisco neighborhood in the market explorer , each with its sample size and reliability label. Read your own subdistrict before you price, bid, or argue. Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command, governed MLS analytics, as of August 6, 2026, covering 62,783 deduplicated closed San Francisco sales. Sale-to-list is the median across sales in the window of each sale's close price divided by its list price; a home that sold at 135.0% closed 35% over asking. Windows are anchored to the most recent data pull and are inclusive of the end date, so the 90-day window in this issue runs May 9 through August 6, 2026. Houses are single-family residences; condos include townhomes. Records are deduplicated to one closed event per listing, keeping the most recently ingested version. Sale-to-list values outside a 50 to 250 percent band are excluded as data-entry errors, as are quarantined records that have not passed review; 3 outliers and 6 quarantined events are excluded citywide. The 200.4% Inner Parkside sale was quarantined on ingest, reviewed, and released before this data pull, so it is included and is not an error. Reliability labels are sample-size thresholds published with the data: at subdistrict level a 180-day read needs 12 closed sales to be labeled Strong, 8 for Directional. The 21-of-23 neighborhood count requires a Strong label in BOTH the 90-day and the 12-month window, so it is a narrower and more conservative set than the count of neighborhoods Strong at 180 days alone, which is 35. Citywide figures are published for 30-day, 90-day and 12-month windows; the 180-day window is published at neighborhood level, which is why the citywide comparison in this issue shows three windows and the Bernal Heights table shows four. Neighborhood counts throughout refer to house sales only, so a neighborhood can be well sampled for houses and thin for condos in the same window. Strong is a statement about sample size, not about certainty; a well-sampled neighborhood can still surprise you. The Bernal Heights figures were verified cell by cell against the underlying warehouse on August 8, 2026. Second sources, cited for method only and not for any San Francisco figure: Redfin, Data Center methodology, which builds weekly metrics on rolling four-week windows and widens to rolling three-month windows for smaller areas to ensure adequate sample sizes; and S&P Dow Jones Indices, S&P Cotality Case-Shiller Home Price Indices, which are calculated monthly using a three-month moving average algorithm. Reliability bars for a 30-day subdistrict read are 8 closed sales for Strong and 5 for Directional. Two different grains appear in this issue and they are labeled wherever they are used: neighborhood counts about houses specifically (23 Strong at 90 days, 35 at 180) are single-family only, while the 30-day coverage figures (30 of 90 subdistricts, 18 Strong, 304 sales) are all residential types combined, which is why the second number is so much larger than the first. National figures are from Redfin's US housing market dashboard, 98.3% sale-to-list and 24.9% of homes sold above list, as of May 2026. Redfin reports an average sale-to-list ratio and a May reading, where this issue reports medians in a window ending August 6, 2026, so the two are not interchangeable and are not presented as such; they are shown to size a gap far larger than any difference in treatment. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice, and not a forecast. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #16: Una ventana es una memoria | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-16-una-ventana-es-una-memoria/

Pulso de Paulo ↗ POTM Blog Edición #16, 6 de agosto de 2026 Una ventana es una memoria Las casas de Bernal Heights se vendieron a 135, 133, 131 y 123 por ciento de lo pedido. El mismo vecindario, el mismo día, los mismos datos gobernados. Lo único que cambio fue hasta dónde miramos hacia atrás. Cada uno de esos números es correcto, y ese es justamente el problema. Cuando entiende por qué, el desacuerdo deja de ser ruido y pasa a ser la señal más útil del informe. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 6 de agosto de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #16 · En números 11.8 pts Diferencia entre la lectura de 30 días y la de 12 meses del mismo vecindario, el mismo día 21 of 23 Vecindarios con lecturas confiables en ambas ventanas donde los últimos 90 días corren más caliente 0.8 pts El rango completo de la lectura de condominios de la ciudad en todas las ventanas que publicamos El 6 de agosto le hice a nuestros datos una sola pregunta cuatro veces: a cuánto se están vendiendo las casas de Bernal Heights, en relación con lo que pedian? Las respuestas fueron 135.0%, 132.9%, 131.1% y 123.2% de lo pedido. Cada una es correcta. Ninguna es una diferencia de redondeo, un truco de definición ni otra fuente de datos. El mismo vecindario, el mismo tipo de propiedad, el mismo conjunto de datos gobernado, la misma tarde. La única variable es hasta dónde llega la ventana hacia atrás. El mismo vecindario, cuatro respuestas. Casas unifamiliares de Bernal Heights, margen típico sobre lo pedido, por largo de ventana, al 6 de agosto de 2026. El conteo de ventas va debajo de cada ventana. Una vivienda vendida a 135.0% de lo pedido cerró 35.0% por encima. Las cuatro lecturas son Sólidas en tamaño de muestra. MLS de San Francisco vía POTM Command. Es una diferencia de 11.8 puntos en venta sobre lista y de $257,500 en el precio mediano. Es espacio de sobra para que dos personas honestas lleguen a conclusiones opuestas sobre el mismo vecindario, el mismo día, y para que cada una pueda demostrarlo. En números Ventana Ventas Venta vs lo pedido Parte sobre lo pedido Precio mediano Días medianos Últimos 30 días 12 135.0% 100% $1,987,500 12 Últimos 90 días 37 132.9% 95% $1,950,000 13 Últimos 180 días 86 131.1% 91% $1,942,500 13 12 meses móviles 165 123.2% 85% $1,730,000 13 Una ventana es una memoria Una estadística de mercado es un promedio sobre un tramo de tiempo, y la ventana es cuánto pasado usted acepta cargar. Una lectura de 12 meses móviles sobre Bernal Heights hoy todavía carga septiembre pasado, noviembre pasado, enero pasado. Si el mercado se movió desde entonces, y se movió, entonces parte de lo que usted lee es un informe sobre un mercado que ya no existe. Fíjese en lo que no cambió en la tabla anterior: la casa mediana entro en contrato en doce o trece días en todas las ventanas. La velocidad ha sido constante. El precio no. La ventana es lo único que separa esos dos hechos. Esto no es una falla de los datos. Es el intercambio que hace toda ventana. Las ventanas cortas son actuales e inquietas. Las largas son estables y viejas. No hay ninguna que sea las dos cosas, y quien le entrega un solo número sin decirle su ventana hizo ese intercambio por usted sin avisarle. Los condominios son el grupo de control Este es el mismo día, en toda la ciudad, en los dos carriles. Las casas marcan 125.2% de lo pedido en 30 días, 124.3% en 90 días y 117.2% en un año móvil. Los condominios marcan 100.3%, 100.8% y 100.0%. Una línea se mueve, la otra no. Margen típico sobre lo pedido en toda la ciudad por ventana, casas unifamiliares contra condominios y townhomes, al 6 de agosto de 2026. Las casas se mueven ocho puntos según la ventana. Los condominios menos de uno. MLS de San Francisco vía POTM Command. La misma ciudad, el mismo día, el mismo método, el mismo analista. Las casas se mueven ocho puntos según la ventana que elija. Los condominios menos de uno. Ese contraste es lo que convierte el problema de la ventana de una molestia en una herramienta. Cuando sus ventanas no coinciden, algo está cambiando. Cuando coinciden, no lo está. La diferencia entre su ventana corta y su ventana larga no es ruido que haya que tolerar. Es la medición del cambio en sí misma. Leidas así, esas dos filas dicen algo simple. Las casas de San Francisco se están moviendo, y los condominios de San Francisco llevan un año casi exactamente en el precio pedido. Esa es una interpretación, y es mía. Los seis números que la sostienen son hechos. Casas, 30 días contra 12 meses 8.0 pts 125.2% contra 117.2% de lo pedido en la ciudad, el mismo día, el mismo método; la ventana que elija mueve la respuesta ocho puntos Condominios, las mismas dos ventanas 0.3 pts 100.3% contra 100.0% de lo pedido en la ciudad; cuando nada cambia, la ventana no importa, y ese es el grupo de control Y el movimiento tiene dirección Entre los vecindarios donde la lectura de casas de 90 días y la de 12 meses superan nuestra barra de confiabilidad Sólida, 21 de 23 muestran los 90 días más calientes que los 12 meses. La diferencia mediana es de 6.7 puntos. Las dos excepciones son Ingleside, 1.7 puntos más fría, y Bayview, 2.9 puntos más fría. Casi en todas partes, la lectura reciente es la más caliente. Diferencia entre el margen típico sobre lo pedido de 90 días y el de 12 meses móviles, casas unifamiliares, en los 23 vecindarios de San Francisco con muestra Sólida en ambas ventanas. Positivo significa que los últimos 90 días corrieron más calientes que el año previo. MLS de San Francisco vía POTM Command. Ese es el hecho. Esto es lo que yo saco de el. La cifra de 12 meses móviles es la que encabeza la mayoría de los informes del mercado, incluidos informes que respeto. Ahora mismo está subestimando este mercado en casi toda la ciudad. Si usted es comprador y está anclado a un promedio de 12 meses de su vecindario, es probable que ofrezca por debajo, no porque alguien le haya mentido, sino porque está leyendo un número cuya memoria llega hasta el verano pasado. La ventana de 30 días no es el problema. La muestra lo es. Esa es solo la mitad de la historia, y la otra mitad corta en sentido contrario. Pero no corta como suele suponer la mayoría de los comentarios del mercado. Lo que hace confiable a una ventana no es su largo. Es cuántas ventas cerradas hay dentro de ella. A nivel de subdistrito, nuestra barra publicada para una lectura de 30 días es de ocho ventas cerradas para llamarse Sólida y cinco para llamarse Direccional. Entre todos los tipos residenciales, 30 de los 90 subdistritos superan esa barra ahora mismo: 18 Sólidos y 12 Direccionales, con 304 ventas entre ellos. En toda la ciudad, ningún carril está cerca del límite. Hubo 144 ventas de casas y 194 de condominios en los últimos 30 días, ambas cómodamente Sólidas. Dónde la ventana de 30 días sí funciona. Ventas cerradas en los últimos 30 días, todos los tipos residenciales, en cada uno de los 90 subdistritos de San Francisco, ordenadas. Las barras publicadas son 8 ventas para la etiqueta Sólida y 5 para Direccional. Treinta subdistritos superan la barra baja y 18 la alta. MLS de San Francisco vía POTM Command, al 6 de agosto de 2026. Donde la muestra alcanza, la lectura de 30 días no es ruido. Es la descripción actual más fiel disponible de ese vecindario, y la mayor parte del tiempo coincide con la vista larga. En esos 30 vecindarios la diferencia mediana entre la cifra de 30 días y la de 12 meses es de 2.5 puntos. Pero ocho de ellos corren cinco o más puntos por delante de su propio número anual y tres corren cinco o más por detrás. Esos once son toda la señal, y una cifra de 12 meses no puede ver ninguno. Glen Park esta 19.2 puntos por delante de su año con diez ventas, y Parkside 16.5 por delante con nueve. Central Richmond, el vecindario donde vivo, esta 11.2 por delante con cinco, que es Direccional y no Sólida, así que léala como una inclinación y no como un hecho. Y la ventana corta capta el enfriamiento igual de bien que el calor: Excelsior esta 11.6 puntos por detrás de su año con nueve ventas, y Eureka Valley y Dolores Heights 10.0 por detrás con quince. Un promedio anual entierra los dos. Lo que capta la ventana más fresca y el año entierra. Diferencia entre la venta típica respecto a lo pedido a 30 días y a 12 meses móviles, todos los tipos residenciales, en los 30 subdistritos con muestra adecuada a 30 días. Positivo significa que los últimos 30 días corrieron más calientes que el año previo. Las lecturas Direccionales son de 5 a 7 ventas y deben tomarse como una inclinación. MLS de San Francisco vía POTM Command. El modo de falla es real, y es una falla de muestra y no de ventana. La cifra de casas a 30 días de Inner Parkside marca 200.4% de lo pedido. Es una casa: listada apenas por debajo del millón, vendida en dos millones, trece días en el mercado. Es una venta real. Nuestro proceso de calidad de datos la marco, una persona la reviso y quedó aprobada. La cifra de casas a 30 días de Forest Hill es 175.6%, también una casa. Ninguna supera la barra, y ninguna se publica como si lo hiciera. Para eso sirve la etiqueta de confiabilidad. Entonces la regla no es use una ventana larga. La regla es use la ventana más corta que su muestra sostenga, y lleve la etiqueta junto al número. Esa es también la razón sencilla por la que agregamos una ventana de 180 días este mes. A 90 días, 23 vecindarios tienen lectura Sólida de casas en particular, donde las muestras son más delgadas; a 180 días, la tienen 35. Por qué una convención nacional lee mal a esta ciudad Todo el que publica datos de vivienda en geografías pequeñas hace alguna versión de este intercambio. Redfin construye sus números semanales sobre ventanas móviles de cuatro semanas y las amplia a ventanas móviles de tres meses en areas pequeñas, en sus propias palabras, para asegurar muestras adecuadas. El índice S&P Cotality Case-Shiller , la medida de precios de vivienda más citada del país, se calcula mensualmente con un algoritmo de promedio móvil de tres meses. Son buenas decisiones. También son instrumentos nacionales, calibrados para un mercado nacional. Este es ese mercado nacional. El propio tablero de Redfin ubica a Estados Unidos en 98.3% de lo pedido, con 24.9% de las viviendas vendidas sobre el precio de lista, al mes de mayo de 2026. Las casas de San Francisco en los últimos 30 días se vendieron a 125.2% de lo pedido, con 86.8% sobre lo pedido, contra 110.4% y 71.4% en la misma ventana un año atrás. Esos dos conjuntos de cifras no se miden igual. Redfin reporta una razón promedio donde esta edición reporta una mediana, y su última lectura nacional es de mayo mientras la nuestra termina el 6 de agosto, así que no son intercambiables y no las presento como tales. Pero ninguna diferencia de tratamiento explica veintisiete puntos. Fíjese en la otra cosa de esa comparación. El tablero de vivienda más citado del país está publicando datos de mayo en agosto. No es descuido. Es el intercambio de suavizado funcionando exactamente como fue diseñado, porque en un mercado plano en 98.3% de lo pedido, tres meses de retraso no le cuestan nada al lector. En un mercado donde las casas se movieron ocho puntos dentro de un año, y donde 21 de 23 vecindarios bien muestreados corren más calientes en los últimos 90 días que en los últimos doce meses, ese mismo retraso es caro. Aplicar una convención nacional de suavizado a San Francisco ahora mismo no lo hace prudente. Lo hace tarde. La diferencia no es que nosotros resolvimos esto. La diferencia es que le mostramos el dial, y ponemos el tamaño de muestra al lado para que sepa cuando puede girarlo. La diferencia entre su ventana corta y su ventana larga no es ruido que haya que tolerar. Es la medición del cambio en sí misma. Qué hacer con esto Si está poniendo precio a una casa para vender , empiece por la ventana más corta que su propio subdistrito realmente sostenga, y deje que el tamaño de muestra decida cuál es. Si su vecindario superó la barra a 30 días, ese es el número más cercano a los compradores que está a punto de conocer. Si no la superó, retroceda a 90 o 180 días en lugar de recurrir a la cifra de toda la ciudad. Y cuando dos ventanas difieren en más de unos pocos puntos, su vecindario se está moviendo; la dirección del desacuerdo le dice hacia dónde. Si está escribiendo una oferta , entienda que el promedio de 12 meses es ahora mismo el número más amable disponible para usted, que es justamente por lo que es el equivocado para anclarse. Pida la lectura de 30, 90 y 180 días del subdistrito específico, pregunte cuántas ventas hay dentro de cada una, y ancle en la más corta que supere la barra. Y si alguien le entrega una estadística del mercado, pregunte que ventana cubre y cuántas ventas tiene antes de discutir el número. La mayoría de los desacuerdos sobre este mercado no son desacuerdos sobre hechos. Son dos ventanas hablando una sobre la otra. Ahora publicamos las cuatro ventanas lado a lado en cada página de vecindario , cada una con su tamaño de muestra y su etiqueta de confiabilidad. No porque cuatro números sean más amables que uno. Porque un número, sin su ventana, no es una respuesta. Si quiere saber en que ventana se debe leer su propia cuadra, esa es una conversación corta y con gusto la tengo. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #16 (esta edición) 6 ago 2026 Plano en todas las ventanas, que según esta edición es justamente el punto. Los condominios de South Beach marcan 100.0% de lo pedido a 30, 90 y 180 días y 99.0% en el año previo. South of Market marca 99.4, 99.8, 99.6 y 99.0. Cuatro ventanas, una respuesta. Cada carril de casas de esta edición se movió cuando se movió la ventana; el corredor no, y un segmento que se lee igual sin importar cómo lo corte es un segmento que no está girando. La apertura de compra se mantiene, y ahora está medida de cuatro maneras en vez de una. #15 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. Ver las 13 lecturas anteriores Edición Fecha Lectura Llamado #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave Un vecindario, un conjunto de datos, una tarde, cuatro respuestas. Las casas de Bernal Heights marcan 135.0%, 132.9%, 131.1% y 123.2% de lo pedido en ventanas de 30, 90, 180 días y 12 meses. Cada cifra es correcta. La diferencia es de 11.8 puntos en venta sobre lista y de $257,500 en el precio mediano. La razón es simple una vez dicha. Una ventana es cuánto pasado usted acepta cargar. Una lectura de 12 meses móviles sobre el mercado de hoy todavía promedia septiembre y enero pasados, así que parte de lo que lee describe un mercado que ya se movió. Los condominios son el grupo de control, y son los que convierten esto en un argumento y no en una queja. Las casas de la ciudad marcan 125.2%, 124.3% y 117.2% en ventanas de 30, 90 días y 12 meses. Los condominios de la ciudad marcan 100.3%, 100.8% y 100.0%. Las casas se mueven ocho puntos con la ventana. Los condominios menos de uno. Entonces la diferencia entre ventanas es una medición, no un error. Cuando sus ventanas no coinciden, algo está cambiando y la dirección del desacuerdo le dice hacia dónde. Cuando coinciden, no lo está. El desacuerdo tiene dirección en casi toda la ciudad. En los 23 vecindarios donde la lectura de casas de 90 días y la de 12 meses superan la barra de confiabilidad Sólida, 21 muestran los 90 días más calientes, con una diferencia mediana de 6.7 puntos. Las dos excepciones son Ingleside, 1.7 puntos más fría, y Bayview, 2.9 puntos más fría. El filtro es el tamaño de muestra, no el largo de la ventana. Entre todos los tipos residenciales, 30 de los 90 subdistritos superan la barra publicada de 30 días ahora mismo, 18 de ellos Sólidos, y en toda la ciudad ambos carriles la superan con holgura, con 144 ventas de casas y 194 de condominios. Donde la muestra alcanza, la lectura de 30 días es la descripción actual más fiel disponible. Donde no, aparece el 200.4% de Inner Parkside con una sola venta: una venta real y una estadística inútil, que es exactamente lo que la etiqueta de confiabilidad está ahí para avisarle. Por eso existen los 180 días. A 90 días, 23 vecindarios tienen lectura Sólida de casas. A 180, la tienen 35. Es simplemente la ventana más corta en la que la mayor parte de esta ciudad supera la barra, y es el mismo intercambio que hace Redfin cuando amplía a ventanas de tres meses para áreas pequeñas y el mismo que hay detrás del promedio móvil de tres meses del índice Case-Shiller. La versión práctica: ponga precio y haga ofertas desde la lectura de 90 y 180 días de su propio subdistrito, cargue el tamaño de muestra junto al número, y trate cualquier estadística de mercado sin ventana declarada como incompleta, no como incorrecta. Las cuatro ventanas están en vivo para cada vecindario de San Francisco en el explorador del mercado , cada una con su tamaño de muestra y su etiqueta de confiabilidad. Lea su propio subdistrito antes de poner precio, ofertar o discutir. Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, al 6 de agosto de 2026, con 62,783 ventas cerradas de San Francisco deduplicadas. La venta sobre lista es la mediana, entre las ventas de la ventana, del precio de cierre dividido entre el precio de lista; una vivienda vendida a 135.0% cerró 35% sobre lo pedido. Las ventanas se anclan a la extracción de datos más reciente e incluyen la fecha final, así que la ventana de 90 días de esta edición va del 9 de mayo al 6 de agosto de 2026. Las casas son residencias unifamiliares; los condominios incluyen townhomes. Los registros se deduplican a un evento cerrado por listado, conservando la versión ingresada más recientemente. Se excluyen los valores de venta sobre lista fuera de una banda de 50 a 250 por ciento como errores de captura, igual que los registros en cuarentena que no han pasado revisión; se excluyen 3 valores atipicos y 6 eventos en cuarentena en toda la ciudad. La venta de 200.4% de Inner Parkside estuvo en cuarentena al ingresar, fue revisada y liberada antes de esta extracción, así que se incluye y no es un error. Las etiquetas de confiabilidad son umbrales de tamaño de muestra publicados con los datos: a nivel de subdistrito, una lectura de 180 días necesita 12 ventas cerradas para llamarse Sólida y 8 para Direccional. El conteo de 21 de 23 vecindarios exige etiqueta Sólida en AMBAS ventanas, la de 90 días y la de 12 meses, así que es un conjunto más estrecho y más conservador que el conteo de vecindarios Sólidos solo a 180 días, que es 35. Las cifras de toda la ciudad se publican para ventanas de 30 días, 90 días y 12 meses; la ventana de 180 días se publica a nivel de vecindario, por eso la comparación citywide de esta edición muestra tres ventanas y la tabla de Bernal Heights muestra cuatro. Los conteos de vecindarios se refieren solo a ventas de casas, así que un vecindario puede tener buena muestra en casas y muestra delgada en condominios en la misma ventana. Sólida es una afirmación sobre el tamaño de la muestra, no sobre la certeza; un vecindario bien muestreado todavía puede sorprenderlo. Las cifras de Bernal Heights se verificaron celda por celda contra el almacén de datos subyacente el 8 de agosto de 2026. Fuentes secundarias, citadas solo por método y no para ninguna cifra de San Francisco: Redfin, metodología del Data Center, que construye métricas semanales sobre ventanas móviles de cuatro semanas y las amplia a ventanas móviles de tres meses en areas pequeñas para asegurar muestras adecuadas; y S&P Dow Jones Indices, indices S&P Cotality Case-Shiller de precios de vivienda, que se calculan mensualmente con un algoritmo de promedio móvil de tres meses. Las barras de confiabilidad para una lectura de subdistrito a 30 días son 8 ventas cerradas para Sólida y 5 para Direccional. En esta edición aparecen dos granos distintos y se etiquetan donde se usan: los conteos de vecindarios sobre casas en particular (23 Sólidos a 90 días, 35 a 180) son solo unifamiliares, mientras que las cifras de cobertura a 30 días (30 de 90 subdistritos, 18 Sólidos, 304 ventas) son todos los tipos residenciales combinados, por eso la segunda cifra es mucho mayor que la primera. Las cifras nacionales vienen del tablero del mercado de vivienda de Redfin para Estados Unidos: 98.3% de venta sobre lista y 24.9% de viviendas vendidas sobre el precio de lista, al mes de mayo de 2026. Redfin reporta una razón promedio y una lectura de mayo, mientras esta edición reporta medianas en una ventana que termina el 6 de agosto de 2026, así que no son intercambiables y no se presentan como tales; se muestran para dimensionar una brecha muy superior a cualquier diferencia de tratamiento. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera, y no es un pronóstico. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #15: The Last Building You Can Live In | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-15-the-last-building-you-can-live-in/

Paulo's Pulse ↗ POTM Blog Issue #15, August 2, 2026 The Last Building You Can Live In Issue #13 built a ladder: the more a home lives like a house, the more it trades like one. Issue #14 showed why that pressure exists at all. There is one more rung on that ladder, and almost nobody covers it. You can live in a triplex or a fourplex. But a duplex is the last building where the half you keep is still the size of a house. This spring, San Francisco buyers paid for that difference. The buildings that hand their owner less did not move at all. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published August 2, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #15 · The numbers +11.7% Typical margin over asking for 2-unit buildings, their highest in the eleven springs on record -0.4% 4-unit buildings still close just under asking, the only small multifamily lane that did not turn $813 Median price per square foot for a 2-unit building, up from $664, a ten-year high Two issues ago I traced the pressure out of the house market and into the condos and TICs that live most like houses. When a San Francisco house sells 23.8% over asking in eleven days, the buyers who lose do not vanish. They move to whatever still feels like the home they wanted. That issue ended on a ladder: the more a home lives like a house, the more it now trades like one. Last issue explained why that pressure exists at all. Months of supply across the city sit at levels that make a bidding war the default condition rather than a mood. Scarcity is the engine. The ladder is where the pressure goes. There is one more rung on that ladder, and it is the one almost nobody writes about. Go past the condo, past the TIC, and you arrive at a building with two front doors. A duplex. In San Francisco it is usually a single Edwardian or Marina-style building split into an upper and a lower flat. This spring, priced-out house buyers found it. Eleven springs, and then this one San Francisco 2-unit buildings sold a median 11.7% over asking between March and late July. In the same window a year ago they sold at asking, exactly. The year before that, at asking. The year before that, at asking. Three flat springs, then a jump that clears the previous high in this data, the 6.9% over asking of spring 2018, by a wide margin. Sixty-nine percent of them sold over asking, against half a year ago, and the median one sold in fifteen days instead of twenty-one, the fastest spring in the eleven years tracked here. Eleven springs: 2-unit buildings, typical margin over asking. Same March 1 to July 24 window every year, 2016 through 2026. Three straight springs at asking, then 11.7% over. The previous high was 6.9% in 2018. San Francisco MLS via POTM Command, n=114 in 2026. The ladder, completed Place that reading next to everything else the city did this spring and the pattern from Issue #13 does not just hold, it extends cleanly. Houses citywide, 23.8% over asking. Two and three bedroom condos in the house districts, 14.6%. Two-unit buildings, 11.7%. TICs, 5.9%. Three-unit buildings, 5.8%. Condos citywide, 1.8%. The downtown corridor, right at asking. And at the bottom, four-unit buildings, still closing a touch below the list price. Read the ladder from the top and it is not sorted by price, or by neighborhood, or by size. It is sorted by how much each property behaves like a house. A duplex sits above a TIC and just below a house-district condo, which is exactly where a building you can live in belongs. The ladder: how much each kind of home beat its asking price. Typical margin over asking, closed sales March 1 to July 24, 2026. House, condo, and TIC lanes as published in Issue #13; the 2, 3, and 4 unit lanes are new here. A home sold 11.7% over asking closed at 111.7% of its list price. San Francisco MLS via POTM Command. By the numbers Segment Median price Median $/sq ft Typical sale vs asking Share over asking Sales 2-unit buildings, 2026 $2.15M $813 +11.7% 69% 114 2-unit buildings, 2025 $1.65M $664 at asking 50% 117 3-unit buildings, 2026 $2.18M $624 +5.8% 70% 44 3-unit buildings, 2025 $2.00M $549 +0.2% 58% 33 4-unit buildings, 2026 $1.89M $551 0.4% below 47% 34 4-unit buildings, 2025 $1.63M $500 4.4% below 17% 23 All 2-4 unit, 2026 $2.11M $710 +6.4% 66% 192 All 2-4 unit, 2025 $1.69M $615 at asking 47% 173 Every unit you add, the market pays less for The clearest way to see it is to walk up the building sizes one at a time. Two units: 11.7% over asking. Three units: 5.8% over, itself a high for that lane, which had never cleared 2% in any spring in this data. Four units: 0.4% under asking. Same city, same spring, same lending conditions, same twenty-block radius in many cases. The only variable that changes is how many front doors the building has, and the market pays less for each one you add. Every unit you add, the market pays less for. Typical margin over asking by building size, same March to late July window, 2025 versus 2026. The two-unit sample is strong at 114 closings; the three and four unit samples, 44 and 34, are directional. San Francisco MLS via POTM Command. Two honest notes before that becomes a headline. The three and four unit samples are 44 and 34 closings. That is directional, not robust, and I will not pretend otherwise. And the four-unit lane has been below asking every spring since 2022, so its move from 4.4% under to 0.4% under is a genuine improvement, just not a turn. The building you can move into +11.7% over asking, $2.15M median 2-unit buildings; 69% sold over asking, in 15 days, at a ten-year high of $813 a foot The building you have to underwrite -0.4% under asking, $1.89M median 4-unit buildings; still the one small multifamily lane where a buyer can negotiate on price The part that is not a mix effect A median can lie when the homes selling get bigger, and this spring they did: the median 2-unit sale was about 10% larger than last year's. So the median price, up from $1.65M to $2.15M, is doing two jobs at once and should not be quoted alone. The figure that survives the test is price per square foot, which strips size out. Two-unit buildings went from $664 a foot to $813, a 22% jump and the highest reading in ten years, past even the $789 of 2020. Whatever is happening here, it is not a handful of bigger buildings dressing up an average. Buyers are paying more for the same square foot. A second source, pointed the same way Everything above comes from POTM Command, my own governed pull of the San Francisco MLS. It is fair to ask whether an independent read of the same market says the same thing. Compass published its own San Francisco 2-4 unit report in July, built from the same MLS but measured differently: full-year windows instead of a season-matched spring, and averages where I use medians. Two of its pages line up with the reading above closely enough to be worth showing. The first is a fifteen-year price-per-square-foot series, and it carries the same two-tier structure. Two-unit buildings sit at $784 a foot in 2026, level with their all-time high. Three and four unit buildings sit at $604, still short of the $643 they reached in 2019. Two lanes, one recovered to a record, one not. An independent read of the same split. Compass, The San Francisco 2-4 Unit Apartment Building Market, July 2026, page 17. Average price per square foot by year, 2011 through 2026 year to date. Blue is 2-unit buildings, magenta is 3-4 unit buildings. Reproduced as published. Source: Compass via MLS. The second is absorption, the share of listings under contract. Compass reads 56% for small multifamily in the second quarter of 2026, up from 32% the quarter before and the highest figure in the ten years its chart covers. Their report does not comment on it. It is the most striking number in that section, and it is independent corroboration that demand for these buildings jumped this spring, rather than supply simply thinning underneath a flat level of interest. Demand, not just thin supply. Compass, The San Francisco 2-4 Unit Apartment Building Market, July 2026, page 19. Share of San Francisco 2-4 unit listings under contract, by quarter. Reproduced as published. Source: Compass via MLS. One difference is worth naming, because it explains why this gradient is not already common knowledge. Compass reports three-unit and four-unit buildings as a single blended line in its headline charts. That is ordinary practice across multifamily reporting, and it is exactly what hides the pattern in this issue: blend a lane that made a new high with one that did not, and the average describes neither. Their own twelve-month building-values table, which does split by unit count, shows the same descending order I found: $665 a foot for two-unit buildings, $625 for three-unit, $571 for four-unit. Two sources, different windows, different methods, same shape. Why the duplex and not the fourplex This is interpretation rather than measurement, and I want to be clear about which is which. The data shows the gradient. It does not explain it. But the explanation that fits every number in this issue is that the marginal buyer of a San Francisco duplex in 2026 is not an investor. It is a household. Start with what an owner actually keeps, because that is where the gradient begins. Nothing stops a buyer from living in a triplex or a fourplex; small multifamily is residential property and it finances that way. But the share of the building you occupy shrinks fast. The median duplex sold this spring was 2,925 square feet, so one flat runs about 1,462. The median triplex was bigger overall, 3,656 feet, but that is roughly 1,218 a unit. The median fourplex, 3,665 feet, works out to about 916. Now put the prices next to that: the duplex and the triplex cost almost exactly the same, $2.15M against $2.18M. For the same money, the duplex buyer lives in about twenty percent more home. That is the whole argument in one line. Everything else follows from it. A duplex finances closer to a house than to a commercial asset. It appraises against other small residential buildings. When a house in the same neighborhood costs $2.1M and takes 24% over asking to win, a duplex at $2.15M that comes with rent attached and a house-sized flat to live in stops looking like an investment product and starts looking like a strategy. A fourplex cannot make that argument. It gets underwritten on a cap rate, and while financing has genuinely improved, it has not improved enough to change who the buyer is. Compass puts the average multifamily rate at 6.9% in 2024, 6.5% in 2025, and 5.5% so far in 2026. That relief is real, and the three and four unit lane did respond to it. But responding is not the same as repricing. Rate relief lifted both lanes; only the lane with a household buyer made a new high. The capital chasing San Francisco right now is household wealth looking for a place to live, not yield looking for a return. The buildings that can absorb the first kind repriced. The buildings that need the second kind improved, and stopped. What to do with this If you own a two-unit building, this is the strongest pricing position that lane has had in a decade, and it is stronger than the multifamily headlines suggest, because the multifamily headlines average you in with the fourplexes that never moved. Price it as the house-adjacent property it is, not as a small apartment building. If you are buying one, budget from closed sales rather than list prices, the same lesson house buyers learned two years ago, and expect company at the open house. And if the building comes with a tenant in place, that is not a footnote. San Francisco rent control and just-cause protections follow the building, not the seller. Owner move-in has strict requirements, waiting periods, and real exposure. A buyout is a regulated negotiation with a person who has a home. Every one of those belongs in your budget and in front of a qualified landlord and tenant attorney before you write an offer, not after. I am not one, and nothing here is legal advice. And if the numbers do not work once you have priced all of that honestly, the right answer may be to wait, or to buy the house after all. That is a real outcome, and it is worth arriving at on purpose. A duplex is not a small apartment building. It is the last one where the half you keep is still the size of a house, and someone else helps pay for it. That is why it moved, and why the fourplex did not. The arc that started with a million-over headline ends, for now, on a building with two front doors. Every issue in it has described the same force from a different angle, and this is the last rung where that force still reaches. Whether the duplex holds this position through the fall is the open question, and it depends on whether the households doing the buying keep finding the math worth it. I will be tracking it, and if you own one, are shopping for one, or are weighing whether a small building belongs in your plan at all, that is exactly the conversation I am here for. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #15 (this issue) Aug 2, 2026 Unchanged at the bottom of the same ladder. This issue extended the over-asking gradient into small multifamily, and the corridor still anchors the low end: right at asking, while two-unit buildings cleared 11.7% over and houses 23.8%. The ordering is by how much a property lives like a house, and a corridor tower is the furthest thing from one. Buyer opening holds, and this issue explains why it persists. #14 Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. Show the 12 earlier readings Issue Date Reading Call #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways Two-unit buildings sold a median 11.7% over asking this spring, against exactly at asking in the same window a year ago. That is the highest reading in the eleven springs this data covers, and it clears the previous peak of 6.9% in 2018 by a wide margin. The gradient is the story. Sort every kind of San Francisco home by how much it beat its asking price and you get a ladder: houses 23.8% over, house-district condos 14.6%, 2-unit buildings 11.7%, TICs 5.9%, 3-unit buildings 5.8%, condos citywide 1.8%, and 4-unit buildings still a touch under. The more a property lives like a house, the more it now trades like one. Price per square foot corroborates it, which matters because the median 2-unit sale also got about 10% larger. Per foot, 2-unit buildings went from $664 to $813, a 22% jump and a ten-year high, past the $789 of 2020. That is a real repricing, not a mix effect. Fourplexes never joined. They closed 0.4% below asking, have not sold above asking in any spring since 2022, and still take 26 days against the duplex's 15. Financing has eased, from an average 6.9% in 2024 to 5.5% so far in 2026, and that lane did improve. But three and four unit buildings are still priced below their 2019 peak per square foot while two-unit buildings have matched their all-time high. Rate relief lifted both. Only one made a new high. An independent read agrees. Compass's own July 2-4 unit report shows the same two-tier structure over fifteen years, and reads absorption at 56% in the second quarter, the highest in the decade its chart covers. It blends three and four unit buildings into a single line in its headline charts, which is exactly what keeps this gradient out of most multifamily coverage. What an owner keeps is the likeliest reason why. Nothing stops a buyer from occupying a triplex or a fourplex, but the median duplex sold this spring works out to about 1,462 square feet a unit, against 1,218 for a triplex and 916 for a fourplex, while a duplex and a triplex cost almost the same, $2.15M against $2.18M. For the same money the duplex buyer lives in roughly twenty percent more home. If you own a 2-unit building, this is the strongest pricing position that lane has had in a decade. If you are buying one, budget from closed sales and expect company. And if you are buying one with a tenant in place, the rent control and just-cause questions are not a detail you sort out after the offer. Three and four unit samples are 44 and 34 closings. Read them as directional. The 2-unit reading, at 114 closings, is not. Every lane in this issue is live in the market explorer . Switch the property type to multifamily and read your own block. If you own or are buying small multifamily in San Francisco, the small investors page is the companion to this issue. Sources and further reading U.S. Census Building Permits Survey, which separates 2-unit and 3-to-4-unit permits Terner Center, UC Berkeley, on missing-middle and small multifamily feasibility Topic: house, condo, or TIC, three different markets Buying a condo vs. a TIC in San Francisco Small investors: duplexes, TICs, and 2 to 4 unit buildings How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command governed MLS analytics, refreshed July 26, 2026. Closed San Francisco sales in season-matched windows, March 1 to July 24 of each year, the same window used in Issue #13 so the lanes are directly comparable. Small multifamily is drawn from the MLS residential income and multifamily family: 2-unit buildings are duplexes, 3-unit are triplexes, 4-unit are quadruplexes. Buildings of five or more units, and multi-unit properties classified as houses or condominiums, are excluded. Sales with a reported sale price above twice the list price are excluded as data-entry errors, as are records that fail the data-quality gate. Figures are medians or rates within each segment. The typical margin over asking is the median sale price relative to asking; a home sold 11.7% over asking closed at 111.7% of its list price. The share sold over asking is always labeled as a share. House, condo, and TIC figures in the ladder chart are quoted from Issue #13 as published. Sample sizes for 2026: 2-unit 114 closings, strong; 3-unit 44 and 4-unit 34, both directional and labeled as such wherever they appear. Median building size for 2-unit sales rose roughly 10% year over year, so the price-per-square-foot figure is the mix-adjusted read and the median price is not. Per-unit floor area is the median building size divided by the unit count, an approximation of what one flat runs rather than a measured unit-level figure; spring 2026 medians are 2,925 square feet for a duplex, 3,656 for a triplex and 3,665 for a fourplex. Owner occupancy is possible in any of these; the claim here is about how much of the building an owner keeps, not about eligibility. Second source: figures and exhibits attributed to Compass are from Compass, The San Francisco 2-4 Unit Apartment Building Market, July 2026, data through June 2026: the price-per-square-foot series on page 17, the absorption series on page 19, the mortgage-rate figures on page 23, and the twelve-month building-values table on page 25, source Compass via MLS throughout. Compass measures full-year and quarterly windows and uses averages for price per square foot, where this issue uses season-matched spring windows and medians, so the two sets of figures are not interchangeable and are not presented as such. They are shown because they point the same direction from different data treatment. Exhibits are reproduced with attribution for commentary and comparison. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice. Rent control, just cause, owner move-in, and buyout rules are specific to the building and to the household; consult a qualified landlord and tenant attorney before relying on any of it. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #15: El último edificio donde se puede vivir | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-15-el-ultimo-edificio-donde-se-puede-vivir/

Pulso de Paulo ↗ POTM Blog Edición #15, 2 de agosto de 2026 El último edificio donde se puede vivir La edición #13 armo una escalera: mientras más vive una propiedad como casa, más se cotiza como tal. La edición #14 mostró por qué existe esa presión. Hay un peldaño más en esa escalera, y casi nadie lo cubre. Usted puede vivir en un tríplex o en un cuádruplex. Pero un dúplex es el último edificio donde la mitad que se queda todavía tiene el tamaño de una casa. Esta primavera, los compradores de San Francisco pagaron por esa diferencia. Los edificios que le dan menos a su dueño no se movieron. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 2 de agosto de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #15 · En números +11.7% Margen típico sobre lo pedido de los edificios de 2 unidades, el más alto en las once primaveras del registro -0.4% Los edificios de 4 unidades siguen cerrando apenas por debajo, el único carril multifamiliar pequeño que no giró $813 Mediana de precio por pie cuadrado de un edificio de 2 unidades, desde $664, un máximo de diez años Hace dos ediciones segui la presión fuera del mercado de casas y hacia los condominios y TIC que más viven como casas. Cuando una casa de San Francisco se vende 23.8% sobre lo pedido en once días, los compradores que pierden no desaparecen. Se mueven hacia lo que todavía se siente como el hogar que querían. Esa edición terminó en una escalera: mientras más vive una vivienda como una casa, más se negocia ahora como una. La edición pasada explico por qué existe esa presión. Los meses de inventario en toda la ciudad están en niveles que hacen de una guerra de ofertas la condición normal y no un ánimo pasajero. La escasez es el motor. La escalera es a donde va la presión. Hay un peldaño más en esa escalera, y es del que casi nadie escribe. Pase el condominio, pase el TIC, y llega a un edificio con dos puertas de entrada. Un dúplex. En San Francisco suele ser un solo edificio eduardiano o estilo Marina dividido en un flat de arriba y uno de abajo. Esta primavera, los compradores de casas que quedaron fuera de precio lo encontraron. Once primaveras, y luego esta Los edificios de 2 unidades de San Francisco se vendieron una mediana de 11.7% sobre lo pedido entre marzo y fines de julio. En la misma ventana un año atrás se vendieron en lo pedido, exactamente. El año anterior, en lo pedido. El año anterior a ese, en lo pedido. Tres primaveras planas, y luego un salto que supera con amplitud el máximo anterior de estos datos, el 6.9% sobre lo pedido de la primavera de 2018. El sesenta y nueve por ciento se vendió sobre lo pedido, contra la mitad un año atrás, y el mediano se vendió en quince días en lugar de veintiuno, la primavera más rápida en los once años aquí registrados. Once primaveras: edificios de 2 unidades, margen típico sobre lo pedido. La misma ventana del 1 de marzo al 24 de julio cada año, de 2016 a 2026. Tres primaveras seguidas en lo pedido, y luego 11.7% arriba. El máximo anterior fue 6.9% en 2018. MLS de San Francisco vía POTM Command, n=114 en 2026. La escalera, completa Ponga esa lectura junto a todo lo demás que hizo la ciudad esta primavera y el patrón de la edición #13 no solo se sostiene, se extiende con limpieza. Casas de toda la ciudad, 23.8% sobre lo pedido. Condominios de dos y tres recámaras en los distritos de casas, 14.6%. Edificios de dos unidades, 11.7%. TIC, 5.9%. Edificios de tres unidades, 5.8%. Condominios de toda la ciudad, 1.8%. El corredor del centro, justo en lo pedido. Y al fondo, los edificios de cuatro unidades, todavía cerrando un poco por debajo del precio de lista. Lea la escalera desde arriba y no está ordenada por precio, ni por vecindario, ni por tamaño. Esta ordenada por cuánto se comporta cada propiedad como una casa. Un dúplex queda por encima de un TIC y justo por debajo de un condominio de distrito de casas, que es exactamente donde pertenece un edificio donde usted puede vivir. La escalera: cuánto superó cada tipo de vivienda su precio pedido. Margen típico sobre lo pedido, ventas cerradas del 1 de marzo al 24 de julio de 2026. Los carriles de casas, condominios y TIC como se publicaron en la edición #13; los carriles de 2, 3 y 4 unidades son nuevos aquí. Una vivienda vendida 11.7% sobre lo pedido cerró en 111.7% de su precio de lista. MLS de San Francisco vía POTM Command. En números Segmento Precio mediano $/pie cuadrado Venta típica vs lo pedido Parte sobre lo pedido Ventas Edificios de 2 unidades, 2026 $2.15M $813 +11.7% 69% 114 Edificios de 2 unidades, 2025 $1.65M $664 en lo pedido 50% 117 Edificios de 3 unidades, 2026 $2.18M $624 +5.8% 70% 44 Edificios de 3 unidades, 2025 $2.00M $549 +0.2% 58% 33 Edificios de 4 unidades, 2026 $1.89M $551 0.4% abajo 47% 34 Edificios de 4 unidades, 2025 $1.63M $500 4.4% abajo 17% 23 Todo 2 a 4 unidades, 2026 $2.11M $710 +6.4% 66% 192 Todo 2 a 4 unidades, 2025 $1.69M $615 en lo pedido 47% 173 Cada unidad que agrega, el mercado la paga menos La forma más clara de verlo es recorrer los tamaños de edificio uno por uno. Dos unidades: 11.7% sobre lo pedido. Tres unidades: 5.8% arriba, en sí un máximo para ese carril, que nunca había pasado de 2% en ninguna primavera de estos datos. Cuatro unidades: 0.4% por debajo. La misma ciudad, la misma primavera, las mismas condiciones de crédito, el mismo radio de veinte cuadras en muchos casos. La única variable que cambia es cuántas puertas de entrada tiene el edificio, y el mercado paga menos por cada una que agrega. Cada unidad que agrega, el mercado la paga menos. Margen típico sobre lo pedido por tamaño de edificio, la misma ventana de marzo a fines de julio, 2025 contra 2026. La muestra de dos unidades es sólida con 114 cierres; las de tres y cuatro unidades, 44 y 34, son direccionales. MLS de San Francisco vía POTM Command. Dos notas honestas antes de que eso se vuelva un titular. Las muestras de tres y cuatro unidades son de 44 y 34 cierres. Eso es direccional, no robusto, y no voy a fingir lo contrario. Y el carril de cuatro unidades ha estado por debajo de lo pedido cada primavera desde 2022, así que su movimiento de 4.4% abajo a 0.4% abajo es una mejora real, pero no un giro. El edificio al que puede mudarse +11.7% sobre lo pedido, mediana de $2.15M edificios de 2 unidades; 69% se vendió sobre lo pedido, en 15 días, a un máximo de diez años de $813 el pie El edificio que tiene que analizar -0.4% bajo lo pedido, mediana de $1.89M edificios de 4 unidades; sigue siendo el único carril multifamiliar pequeño donde un comprador puede negociar precio La parte que no es un efecto de mezcla Una mediana puede engañar cuando las viviendas que se venden se hacen más grandes, y esta primavera así fue: la venta mediana de 2 unidades fue cerca de 10% más grande que la del año pasado. Así que el precio mediano, de $1.65M a $2.15M, está haciendo dos trabajos a la vez y no debería citarse solo. La cifra que pasa la prueba es el precio por pie cuadrado, que quita el tamaño de la ecuación. Los edificios de dos unidades pasaron de $664 el pie a $813, un salto de 22% y la lectura más alta en diez años, por encima incluso de los $789 de 2020. Sea lo que sea que está pasando aquí, no es un puñado de edificios más grandes disfrazando un promedio. Los compradores están pagando más por el mismo pie cuadrado. Una segunda fuente, apuntando igual Todo lo anterior viene de POTM Command, mi propia extracción gobernada del MLS de San Francisco. Es justo preguntar si una lectura independiente del mismo mercado dice lo mismo. Compass público en julio su propio informe de San Francisco sobre 2 a 4 unidades, construido desde el mismo MLS pero medido de otra forma: ventanas de año completo en lugar de una primavera equivalente, y promedios donde yo uso medianas. Dos de sus páginas coinciden con la lectura anterior lo suficiente como para mostrarlas. La primera es una serie de quince años de precio por pie cuadrado, y lleva la misma estructura de dos niveles. Los edificios de dos unidades están en $784 el pie en 2026, al nivel de su máximo histórico. Los de tres y cuatro unidades están en $604, todavía por debajo de los $643 que alcanzaron en 2019. Dos carriles, uno recuperado a un récord, el otro no. Una lectura independiente de la misma división. Compass, The San Francisco 2-4 Unit Apartment Building Market, julio de 2026, página 17. Precio promedio por pie cuadrado por año, de 2011 a 2026 al día. El azul son los edificios de 2 unidades, el magenta los de 3 a 4 unidades. Reproducido tal como se publicó. Fuente: Compass vía MLS. La segunda es la absorción, la parte de los listados bajo contrato. Compass lee 56% para el multifamiliar pequeño en el segundo trimestre de 2026, desde 32% el trimestre anterior y la cifra más alta en los diez años que cubre su gráfico. Su informe no comenta al respecto. Es el número más llamativo de esa sección, y es corroboración independiente de que la demanda por estos edificios salto esta primavera, en lugar de que la oferta simplemente se adelgazara bajo un nivel de interés plano. Demanda, no solo oferta escasa. Compass, The San Francisco 2-4 Unit Apartment Building Market, julio de 2026, página 19. Parte de los listados de 2 a 4 unidades de San Francisco bajo contrato, por trimestre. Reproducido tal como se publicó. Fuente: Compass vía MLS. Vale la pena nombrar una diferencia, porque explica por qué este gradiente no es ya de conocimiento común. Compass reporta los edificios de tres y de cuatro unidades como una sola línea combinada en sus gráficos principales. Esa es práctica corriente en el reporteo multifamiliar, y es exactamente lo que esconde el patrón de esta edición: combine un carril que hizo un máximo nuevo con uno que no, y el promedio no describe a ninguno. Su propia tabla de valores de doce meses, que si separa por número de unidades, muestra el mismo orden descendente que encontre: $665 el pie para los edificios de dos unidades, $625 para los de tres, $571 para los de cuatro. Dos fuentes, ventanas distintas, metodos distintos, la misma forma. Por qué el dúplex y no el de cuatro unidades Esto es interpretación y no medición, y quiero ser claro sobre cuál es cuál. Los datos muestran el gradiente. No lo explican. Pero la explicación que encaja con cada número de esta edición es que el comprador marginal de un dúplex de San Francisco en 2026 no es un inversionista. Es un hogar. Empiece por lo que el dueño realmente se queda, porque ahí empieza el gradiente. Nada impide que un comprador viva en un tríplex o en un cuádruplex; el multifamiliar pequeño es propiedad residencial y se financia como tal. Pero la parte del edificio que usted ocupa se encoge rápido. El dúplex mediano vendido esta primavera tenía 2,925 pies cuadrados, así que un flat ronda los 1,462. El tríplex mediano era más grande en total, 3,656 pies, pero eso son cerca de 1,218 por unidad. El cuádruplex mediano, 3,665 pies, sale en unos 916. Ahora ponga los precios al lado: el dúplex y el tríplex cuestan casi exactamente lo mismo, $2.15M contra $2.18M. Por el mismo dinero, el comprador del dúplex vive en cerca de veinte por ciento más vivienda. Ese es todo el argumento en una línea. Todo lo demás se desprende de ahí. Un dúplex se financia más cerca de una casa que de un activo comercial. Se avalua contra otros edificios residenciales pequeños. Cuando una casa en el mismo vecindario cuesta $2.1M y requiere 24% sobre lo pedido para ganarla, un dúplex de $2.15M que viene con renta incluida y un flat del tamaño de una casa para vivir deja de parecer un producto de inversión y empieza a parecer una estrategia. Un edificio de cuatro unidades no puede hacer ese argumento. Se analiza sobre una tasa de capitalización, y aunque el financiamiento sí mejoró de verdad, no mejoró lo suficiente para cambiar quién es el comprador. Compass ubica la tasa promedio multifamiliar en 6.9% en 2024, 6.5% en 2025 y 5.5% en lo que va de 2026. Ese alivio es real, y el carril de tres y cuatro unidades sí respondió. Pero responder no es lo mismo que revaluarse. El alivio de tasas levanto a los dos carriles; solo el carril con comprador de hogar hizo un máximo nuevo. El capital que persigue a San Francisco ahora mismo es riqueza de hogares buscando donde vivir, no rendimiento buscando retorno. Los edificios que pueden absorber el primer tipo se revaluaron. Los que necesitan el segundo mejoraron, y se detuvieron. Qué hacer con esto Si usted es dueño de un edificio de dos unidades, esta es la posición de precio más fuerte que ese carril ha tenido en una década, y es más fuerte de lo que sugieren los titulares multifamiliares, porque esos titulares lo promedian a usted junto con los de cuatro unidades que nunca se movieron. Póngale precio como la propiedad cercana a una casa que es, no como un edificio de apartamentos pequeño. Si está comprando uno, presupueste desde ventas cerradas y no desde precios de lista, la misma lección que los compradores de casas aprendieron hace dos años, y espere compañía en la casa abierta. Y si el edificio viene con un inquilino en el lugar, eso no es una nota al pie. El control de renta y las protecciones de causa justa de San Francisco siguen al edificio, no al vendedor. La mudanza del dueño tiene requisitos estrictos, periodos de espera y exposición real. Una compensación al inquilino es una negociación regulada con una persona que tiene un hogar. Cada una de esas cosas pertenece a su presupuesto y frente a un abogado calificado de propietario e inquilino antes de que usted escriba una oferta, no después. Yo no lo soy, y nada de esto es asesoría legal. Y si los números no funcionan una vez que ha costeado todo eso con honestidad, la respuesta correcta puede ser esperar, o comprar la casa después de todo. Ese es un resultado real, y vale la pena llegar a el a propósito. Un dúplex no es un edificio de apartamentos pequeño. Es el último donde la mitad que se queda todavía tiene el tamaño de una casa, y alguien más ayuda a pagarla. Por eso se movió, y por eso el de cuatro unidades no. El arco que empezo con un titular de un millón sobre lo pedido termina, por ahora, en un edificio con dos puertas de entrada. Cada edición de ese arco ha descrito la misma fuerza desde un ángulo distinto, y este es el último peldaño al que esa fuerza todavía llega. Si el dúplex sostiene esta posición durante el otoño es la pregunta abierta, y depende de si los hogares que están comprando siguen encontrando que las cuentas valen la pena. Estaré siguiéndolo, y si usted es dueño de uno, está buscando uno, o está evaluando si un edificio pequeño cabe en su plan, esa es exactamente la conversación para la que estoy aquí. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #15 (esta edición) 2 ago 2026 Sin cambios al fondo de la misma escalera. Esta edición extendió el gradiente de sobreprecio hacia el multifamiliar pequeño, y el corredor sigue anclando el extremo bajo: justo en lo pedido, mientras los edificios de dos unidades superaron 11.7% y las casas 23.8%. El orden va por cuánto una propiedad vive como una casa, y una torre del corredor es lo más lejano a eso. La apertura de compra se mantiene, y esta edición explica por qué persiste. #14 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. Ver las 12 lecturas anteriores Edición Fecha Lectura Llamado #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave Los edificios de dos unidades se vendieron una mediana de 11.7% sobre lo pedido esta primavera, contra exactamente en lo pedido en la misma ventana un año atrás. Es la lectura más alta en las once primaveras que cubren estos datos, y supera con amplitud el pico anterior de 6.9% en 2018. El gradiente es la historia. Ordene cada tipo de vivienda de San Francisco por cuánto superó su precio pedido y obtiene una escalera: casas 23.8% arriba, condominios de distritos de casas 14.6%, edificios de 2 unidades 11.7%, TIC 5.9%, edificios de 3 unidades 5.8%, condominios de toda la ciudad 1.8%, y los edificios de 4 unidades todavía un poco abajo. Mientras más vive una propiedad como una casa, más se negocia ahora como una. El precio por pie cuadrado lo corrobora, y eso importa porque la venta mediana de 2 unidades también crecio cerca de 10% en tamaño. Por pie, los edificios de 2 unidades pasaron de $664 a $813, un salto de 22% y un máximo de diez años, por encima de los $789 de 2020. Es una revaluación real, no un efecto de mezcla. Los de cuatro unidades nunca se sumaron. Cerraron 0.4% bajo lo pedido, no se han vendido sobre lo pedido en ninguna primavera desde 2022, y todavía toman 26 días contra los 15 del dúplex. El financiamiento se alivio, de un promedio de 6.9% en 2024 a 5.5% en lo que va de 2026, y ese carril sí mejoró. Pero los edificios de tres y cuatro unidades siguen por debajo de su pico de 2019 por pie cuadrado mientras los de dos unidades igualaron su máximo histórico. El alivio de tasas levanto a los dos. Solo uno hizo un máximo nuevo. Una lectura independiente coincide. El propio informe de Compass de julio sobre 2 a 4 unidades muestra la misma estructura de dos niveles a lo largo de quince años, y lee la absorción en 56% en el segundo trimestre, la más alta en la década que cubre su gráfico. Combina los edificios de tres y cuatro unidades en una sola línea en sus gráficos principales, que es exactamente lo que mantiene este gradiente fuera de la mayoría de la cobertura multifamiliar. Lo que el dueño se queda es la razón más probable. Nada impide ocupar un tríplex o un cuádruplex, pero el dúplex mediano vendido esta primavera sale en unos 1,462 pies cuadrados por unidad, contra 1,218 de un tríplex y 916 de un cuádruplex, mientras un dúplex y un tríplex cuestan casi lo mismo, $2.15M contra $2.18M. Por el mismo dinero el comprador del dúplex vive en cerca de veinte por ciento más vivienda. Si usted es dueño de un edificio de 2 unidades, esta es la posición de precio más fuerte que ese carril ha tenido en una década. Si está comprando uno, presupueste desde ventas cerradas y espere compañía. Y si está comprando uno con un inquilino en el lugar, las preguntas de control de renta y causa justa no son un detalle que se resuelve después de la oferta. Las muestras de tres y cuatro unidades son de 44 y 34 cierres. Léalas como direccionales. La lectura de 2 unidades, con 114 cierres, no lo es. Cada carril de esta edición está en vivo en el explorador del mercado . Cambie el tipo de propiedad a multifamiliar y lea su propia cuadra. Si es dueño o está comprando multifamiliar pequeño en San Francisco, la página de pequeños inversionistas es el complemento de esta edición. Fuentes y lecturas relacionadas Encuesta de Permisos de Construcción del Census de EE. UU., que separa permisos de 2 y de 3 a 4 unidades Terner Center, UC Berkeley, sobre la viabilidad del multifamiliar pequeño Tema: casa, condominio o TIC, tres mercados distintos Condominio o TIC en San Francisco Pequeños inversionistas: dúplex, TIC y edificios de 2 a 4 unidades Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, actualizada el 26 de julio de 2026. Ventas cerradas de San Francisco en ventanas de temporada equivalentes, del 1 de marzo al 24 de julio de cada año, la misma ventana usada en la edición #13 para que los carriles sean directamente comparables. El multifamiliar pequeño viene de la familia de ingreso residencial y multifamiliar del MLS: los edificios de 2 unidades son dúplex, los de 3 son tríplex y los de 4 son cuádruplex. Se excluyen los edificios de cinco o más unidades y las propiedades de varias unidades clasificadas como casas o condominios. Se excluyen las ventas con un precio reportado superior al doble del precio de lista como errores de captura, igual que los registros que no pasan el filtro de calidad de datos. Las cifras son medianas o tasas dentro de cada segmento. El margen típico sobre lo pedido es el precio mediano de venta respecto al pedido; una vivienda vendida 11.7% sobre lo pedido cerró en 111.7% de su precio de lista. La parte vendida sobre lo pedido siempre se etiqueta como una parte. Las cifras de casas, condominios y TIC en el gráfico de la escalera se citan de la edición #13 tal como se publicaron. Tamaños de muestra para 2026: 2 unidades 114 cierres, sólido; 3 unidades 44 y 4 unidades 34, ambos direccionales y etiquetados así donde aparecen. El tamaño mediano de los edificios de 2 unidades vendidos subió cerca de 10% año contra año, así que la cifra de precio por pie cuadrado es la lectura ajustada por mezcla y el precio mediano no lo es. Segunda fuente: las cifras y los gráficos atribuidos a Compass vienen de Compass, The San Francisco 2-4 Unit Apartment Building Market, julio de 2026, con datos hasta junio de 2026: la serie de precio por pie cuadrado en la página 17, la serie de absorción en la página 19, las cifras de tasas hipotecarias en la página 23 y la tabla de valores de doce meses en la página 25, fuente Compass vía MLS en todos los casos. Compass mide ventanas de año completo y trimestrales y usa promedios para el precio por pie cuadrado, mientras esta edición usa ventanas de primavera equivalentes y medianas, así que los dos conjuntos de cifras no son intercambiables ni se presentan como tales. Se muestran porque apuntan en la misma dirección desde un tratamiento distinto de los datos. Los gráficos se reproducen con atribución para comentario y comparación. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera. Las reglas de control de renta, causa justa, mudanza del dueño y compensación al inquilino son especificas del edificio y del hogar; consulte a un abogado calificado de propietario e inquilino antes de basarse en ellas. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #14: The Drought | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-14-the-drought/

Paulo's Pulse ↗ POTM Blog Issue #14, July 29, 2026 The Drought Four issues in a row described a frenzy: the million-over headlines, the buyers who adapted, the overbid decoder, the pressure valve into condos and TICs. None of them named the cause. Here it is. San Francisco stopped listing homes, and the bidding wars are the arithmetic that follows. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published July 29, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #14 · The numbers 0.7 mo Single-family months of supply in June, the lowest reading for any June in at least twenty years -40% Active listings versus a year ago, across houses, condos, townhomes, and TICs alike 1.1 mo TIC months of supply, down from 4.1; condos fell 3.9 to 1.7 and houses 1.8 to 0.7, every lane more than halved Four issues in a row, this scoreboard has walked the same market from different angles. The million-over headlines in June. The buyers who kept losing and adapted one neighborhood over. The overbid percentage that measures pricing strategy as much as demand. The pressure valve that pushed the frenzy into the condos and TICs that live like houses. Every one of those pieces described what the frenzy looks like. None of them said why it exists. The refreshed data gives a plain answer: there is almost nothing to buy. Zero point seven Months of supply is the cleanest way to measure that. It asks a simple question: at the current sales pace, how long would it take to sell every home on the market. In June, the answer for San Francisco houses was 0.7 months, about three weeks. That is the lowest June reading in at least twenty years, since this data begins in 2005. It is not a normal tight market. The tightest recent Junes, in the hot springs of 2021 and 2022, sat at 1.6 months, more than double where we are now. A balanced market is generally considered four to six months. Houses are running at roughly one tenth of balanced. A decade of Junes: single-family months of supply. June of each year, 2015 through 2026. A balanced market is four to six months. This June, 0.7, is the lowest June in the data. San Francisco MLS via POTM Command. Not just houses This is not a single-segment story. Condos and townhomes fell to 1.7 months of supply in June, the second-lowest June on record. TICs came in at 1.1. A year ago those same segments were at 3.9 and 4.1 months. Every property type in the city has been cut by more than half in twelve months. The drought is citywide, which is exactly why the pressure had nowhere to go but into every lane at once, the way the last issue showed. Every lane at once: months of supply by type, June 2025 vs June 2026. Houses, condos and townhomes, and TICs, all cut by more than half in a year. San Francisco MLS via POTM Command. The vanishing listings The other half of the picture is the raw count of homes for sale, and it confirms the drought is genuinely about supply, not just fast sales. This May there were 214 single-family listings active in San Francisco. A year earlier there were 390. That is 45% fewer houses to choose from. Condos and townhomes went from 772 to 480, TICs from 108 to 67, each down close to 40%. Fewer than two thirds of last year's already-thin inventory came to market this spring. The vanishing listings: active homes for sale, May 2025 vs May 2026. Every property type roughly 40% shorter than a year ago. San Francisco MLS via POTM Command. By the numbers Segment Months of supply, June 2026 A year ago Active listings, May 2026 A year ago Houses, single-family 0.7 1.8 214 390 Condos and townhomes 1.7 3.9 480 772 Tenancy-in-common, TIC 1.1 4.1 67 108 Balanced market, reference 4 to 6 4 to 6 It is not rates The easy explanation would be interest rates, and it is worth ruling out on the record. The thirty-year mortgage is sitting near 6.5%, fed funds near 3.6%, both roughly flat over the course of this year. Money did not suddenly get cheap. If anything, rates near six and a half percent are part of why so few owners are listing: a homeowner with a low pandemic-era loan has little reason to sell into these rates and buy their next place at them. The lock-in is real. But the point for a buyer or seller today is simpler. The competition you are feeling is not a demand surge fueled by cheap money. It is a supply shortage, and it behaves differently. What changed 0.7 mo months of supply for houses, down from 1.8 the supply of homes for sale, cut to a twenty-year low for June What did not 6.5% the thirty-year mortgage, roughly flat all year money did not get cheap; the homes simply stopped coming to market The overbid, explained Put the four previous issues next to this one and the whole arc resolves. When houses sell 24% over asking in eleven days, that is not crowd psychology. It is arithmetic. At 0.7 months of supply, roughly three weeks of homes on the market, any house that is priced and prepared well draws the entire active buyer pool at once, because there is no second option down the street. The overbids, the speed, the spillover into condos and TICs, all of it is what a supply drought produces. The mania was never the cause. The empty shelves were. What to do with this If you are selling, you are holding as much leverage as this market has offered in twenty years, and probably more than you assume. That does not mean overpricing. It means pricing to your honest comparable number and letting genuine scarcity do the work, because the buyer pool has nowhere else to go. Well-prepared homes are the ones capturing it. If you are buying, the hard truth is that waiting for more choices has not paid off, and the data does not promise it will soon. The practical move is the one house buyers have already learned: budget from what comparable homes actually closed at, get fully underwritten before you tour, and be ready to move in days, not weeks. In a three-week market, hesitation is the most expensive thing you can do. And if you own and are not sure, this is the conversation I am built for. Whether the right move is to sell into this scarcity, hold, or something in between depends on your specific situation, and the honest answer is sometimes to wait. The honest caveats Two things keep this straight. First, months of supply reflects both scarce listings and fast sales, so a low number alone could be misread. That is why the independent inventory count matters: listings are down about 40% on their own, which confirms this is a supply drought, not just quick turnover. Second, June is a single month and these are citywide medians; any block or building can run hotter or cooler. The direction, though, is unambiguous and consistent across every property type. Data deemed reliable but not guaranteed, subject to revision. General information, not legal, tax, or financial advice. San Francisco did not get more expensive because buyers lost their minds. It got more expensive because the homes stopped coming to market. Until that changes, the frenzy is not a mood that passes. It is the math of an empty shelf. The story of 2026 has not really been about prices, or bidding wars, or buyer psychology. Under all of it is a simpler fact: San Francisco stopped listing homes. Until that changes, the frenzy is not a mood that will pass. It is the math of an empty shelf. The question worth watching now is whether fall brings the listings back. I will be tracking it, and if you own, are shopping, or are weighing a move, that is exactly the conversation I am here for. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #14 (this issue) Jul 29, 2026 Read on supply this time, not price. Citywide condo and townhome months of supply fell from 3.9 to 1.7 in a year and active listings from 772 to 480, so even the calmest lane in the city now offers less to choose from. This issue did not re-measure corridor pricing. Buyer opening holds on price; the shelf behind it is thinner. #13 Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. Show the 11 earlier readings Issue Date Reading Call #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways Houses fell to 0.7 months of supply in June, about three weeks of homes on the market and the lowest reading for any June in at least twenty years. The tightest recent Junes, 2021 and 2022, sat at 1.6, more than double where we are now. A balanced market is four to six months. It is not just houses. Condos and townhomes fell to 1.7 months, TICs to 1.1, and even the citywide condo number was cut by more than half in a year. Active listings are down about 40% across every property type, which confirms this is a genuine supply shortage and not just fast sales. It is not rates. The thirty-year mortgage has sat near 6.5% all year, and fed funds near 3.6%. Money did not get cheap. If anything, rates near six and a half percent are part of why owners are not listing: trading a low pandemic loan for this one keeps most of them put. So the bidding wars are arithmetic, not mania. At three weeks of supply, any home that is priced and prepared well draws the whole active buyer pool at once, because there is no second option down the street. The overbids, the speed, and the spillover into condos and TICs are what a drought produces. If you are selling, you hold as much leverage as this market has offered in twenty years, so price to your honest comparable and let scarcity do the work. If you are buying, waiting for more choices has not paid off, so get fully underwritten and be ready to move. And if you are not sure, sometimes the honest answer is to wait. Every lane in this issue is live in the market explorer . Switch the property type and read the supply picture for your own neighborhood. Sources and further reading Freddie Mac Primary Mortgage Market Survey, the weekly mortgage rate benchmark San Francisco Planning Housing Inventory, the city's annual count of net new units U.S. Census Building Permits Survey, which separates 2-unit and 3-to-4-unit permits Selling in San Francisco, starting with whether you should How I help buyers Issue #13: The Pressure Valve, where the pressure went How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command governed MLS analytics, refreshed July 26, 2026. Months of supply and active-listing series are computed monthly for San Francisco County, single-family, condominium and townhome, and tenancy-in-common segments, back to January 2005. Months of supply is active inventory divided by the trailing monthly sales pace. June 2026 is the latest complete month for supply; active-listing comparisons use May, the latest complete month in that series. Two things keep this honest. First, a low months-of-supply figure can reflect scarce listings or simply fast sales, so the independent active-listing count matters: listings are down about 40% on their own, which confirms a supply shortage rather than a mirage of quick turnover. Second, June is a single month and these are citywide medians, so any block or building can run hotter or cooler. The direction is the same across every property type. Rate figures are from FRED: thirty-year fixed mortgage (MORTGAGE30US) and federal funds rate (FEDFUNDS), latest observations late July 2026. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #14: La sequía | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-14-la-sequia/

Pulso de Paulo ↗ POTM Blog Edición #14, 29 de julio de 2026 La sequía Cuatro ediciones seguidas describieron un frenesí: los titulares del millón, los compradores que se adaptaron, el decodificador del sobreprecio, la válvula de escape hacia condominios y TIC. Ninguna nombró la causa. Aquí está. San Francisco dejó de listar viviendas, y las guerras de ofertas son la aritmética que sigue. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 29 de julio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #14 · En números 0.7 mo Meses de inventario de casas en junio, la lectura más baja de cualquier junio en al menos veinte años -40% Listados activos frente a un año atrás, en casas, condominios, townhomes y TIC por igual 1.1 mo Meses de inventario de TIC, desde 4.1; los condominios cayeron de 3.9 a 1.7 y las casas de 1.8 a 0.7, cada carril más que a la mitad Cuatro ediciones seguidas, este marcador ha recorrido el mismo mercado desde distintos angulos. Los titulares del millón sobre lo pedido en junio. Los compradores que seguian perdiendo y se adaptaban un vecindario más allá. El porcentaje de sobreprecio que mide la estrategia de precios tanto como la demanda. La válvula de escape que empujo el frenesí hacia los condominios y TIC que viven como casas. Cada una de esas piezas describió cómo se ve el frenesí. Ninguna dijo por qué existe. Los datos actualizados dan una respuesta simple: casi no hay nada que comprar. Cero punto siete Los meses de inventario son la forma más limpia de medirlo. Hacen una pregunta sencilla: al ritmo actual de ventas, cuánto tomaria vender cada vivienda en el mercado. En junio, la respuesta para las casas de San Francisco fue 0.7 meses, unas tres semanas. Es la lectura de junio más baja en al menos veinte años, desde que estos datos empiezan en 2005. No es un mercado ajustado normal. Los junios recientes más ajustados, en las primaveras calientes de 2021 y 2022, estuvieron en 1.6 meses, más del doble de donde estamos ahora. Un mercado equilibrado suele considerarse de cuatro a seis meses. Las casas corren a cerca de una décima parte de lo equilibrado. Una década de junios: meses de inventario de casas. Junio de cada año, 2015 a 2026. Un mercado equilibrado es de cuatro a seis meses. Este junio, 0.7, es el más bajo en los datos. MLS de San Francisco vía POTM Command. No solo las casas Esta no es una historia de un solo segmento. Los condominios y townhomes cayeron a 1.7 meses de inventario en junio, el segundo junio más bajo del registro. Los TIC llegaron a 1.1. Hace un año esos mismos segmentos estaban en 3.9 y 4.1 meses. Cada tipo de propiedad en la ciudad se corto a más de la mitad en doce meses. La sequía es de toda la ciudad, y por eso la presión no tenía a donde ir salvo a cada carril a la vez, como mostró la edición anterior. Cada carril a la vez: meses de inventario por tipo, junio 2025 vs junio 2026. Casas, condominios y townhomes, y TIC, todos cortados a más de la mitad en un año. MLS de San Francisco vía POTM Command. Los listados que desaparecen La otra mitad del panorama es el conteo puro de viviendas en venta, y confirma que la sequía es de verdad de oferta, no solo de ventas rápidas. Este mayo había 214 listados unifamiliares activos en San Francisco. Un año antes había 390. Es 45% menos casas para elegir. Los condominios y townhomes pasaron de 772 a 480, los TIC de 108 a 67, cada uno cerca de 40% abajo. Llegó al mercado menos de dos tercios del inventario ya escaso del año pasado esta primavera. Los listados que desaparecen: viviendas activas en venta, mayo 2025 vs mayo 2026. Cada tipo cerca de 40% más corto que hace un año. MLS de San Francisco vía POTM Command. En números Segmento Meses de inventario, junio 2026 Un año atrás Listados activos, mayo 2026 Un año atrás Casas, unifamiliares 0.7 1.8 214 390 Condominios y townhomes 1.7 3.9 480 772 Tenencia en común, TIC 1.1 4.1 67 108 Mercado equilibrado, referencia 4 a 6 4 a 6 No son las tasas La explicación fácil serían las tasas de interés, y conviene descartarla en el registro. La hipoteca a treinta años está cerca de 6.5%, la tasa de fondos federales cerca de 3.6%, ambas casi planas a lo largo del año. El dinero no se abarató de repente. Es más, tasas cercanas a seis y medio por ciento son parte de por qué tan pocos dueños listan: un propietario con un préstamo bajo de la era de la pandemia tiene pocas razones para vender a estas tasas y comprar su siguiente casa con ellas. El efecto candado es real. Pero el punto para quien compra o vende hoy es más simple. La competencia que usted siente no es una ola de demanda por dinero barato. Es una escasez de oferta, y se comporta distinto. Lo que cambio 0.7 mo meses de inventario de casas, desde 1.8 la oferta de viviendas en venta, en un mínimo de veinte años para junio Lo que no 6.5% la hipoteca a treinta años, casi plana todo el año el dinero no se abarató; las viviendas simplemente dejaron de salir al mercado El sobreprecio, explicado Ponga las cuatro ediciones anteriores junto a esta y todo el arco se resuelve. Cuando las casas se venden 24% por encima de lo pedido en once días, eso no es psicología de masas. Es aritmética. Con 0.7 meses de inventario, unas tres semanas de viviendas en el mercado, cualquier casa bien puesta y preparada atrae a todo el grupo de compradores a la vez, porque no hay una segunda opción en la misma cuadra. Los sobreprecios, la velocidad, el desborde hacia condominios y TIC, todo es lo que produce una sequía de oferta. La manía nunca fue la causa. Los estantes vacíos lo fueron. Qué hacer con esto Si está vendiendo, tiene tanta ventaja como la que este mercado ha ofrecido en veinte años, y probablemente más de la que asume. Eso no significa sobreprecio. Significa poner el precio a su número comparable honesto y dejar que la escasez real haga el trabajo, porque el grupo de compradores no tiene a donde más ir. Las viviendas bien preparadas son las que lo capturan. Si está comprando, la verdad dura es que esperar más opciones no ha rendido, y los datos no prometen que lo haga pronto. La jugada práctica es la que los compradores de casas ya aprendieron: presupueste con lo que cerraron viviendas comparables, llegue con el financiamiento aprobado antes de visitar, y este listo para moverse en días, no en semanas. En un mercado de tres semanas, dudar es lo más caro que puede hacer. Y si es dueño y no está seguro, esta es la conversación para la que estoy hecho. Si lo correcto es vender ante esta escasez, mantener, o algo intermedio, depende de su situación específica, y la respuesta honesta es a veces esperar. Las salvedades honestas Dos cosas mantienen esto claro. Primero, los meses de inventario reflejan tanto listados escasos como ventas rápidas, así que un número bajo por si solo podría malinterpretarse. Por eso importa el conteo independiente de inventario: los listados bajaron cerca de 40% por si solos, lo que confirma que es una sequía de oferta, no solo rotación rápida. Segundo, junio es un solo mes y son medianas de toda la ciudad; cualquier cuadra o edificio puede correr más caliente o más frío. La dirección, sin embargo, es inequívoca y consistente en cada tipo de propiedad. Datos considerados confiables pero no garantizados, sujetos a revisión. Información general, no asesoría legal, fiscal ni financiera. San Francisco no se encarecio porque los compradores perdieran la cabeza. Se encarecio porque las viviendas dejaron de salir al mercado. Hasta que eso cambie, el frenesí no es un ánimo que pasa. Es la aritmética de un estante vacío. La historia de 2026 no ha sido realmente sobre precios, ni guerras de ofertas, ni psicología de compradores. Debajo de todo hay un hecho más simple: San Francisco dejó de listar viviendas. Hasta que eso cambie, el frenesí no es un ánimo que va a pasar. Es la aritmética de un estante vacío. La pregunta que vale la pena mirar ahora es si el otoño trae de vuelta los listados. Lo estaré siguiendo, y si es dueño, está buscando, o está sopesando un movimiento, esa es exactamente la conversación para la que estoy aquí. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #14 (esta edición) 29 jul 2026 Leído esta vez por oferta, no por precio. Los meses de inventario de condominios y townhomes de la ciudad cayeron de 3.9 a 1.7 en un año y los listados activos de 772 a 480, así que hasta el carril más tranquilo de la ciudad ofrece menos donde elegir. Esta edición no volvió a medir el precio del corredor. La apertura de compra se mantiene en precio; el estante detrás es más delgado. #13 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. Ver las 11 lecturas anteriores Edición Fecha Lectura Llamado #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave Las casas cayeron a 0.7 meses de inventario en junio, unas tres semanas de viviendas en el mercado y la lectura más baja de cualquier junio en al menos veinte años. Los junios recientes más ajustados, 2021 y 2022, estuvieron en 1.6, más del doble de donde estamos ahora. Un mercado equilibrado es de cuatro a seis meses. No son solo las casas. Los condominios y townhomes cayeron a 1.7 meses, los TIC a 1.1, e incluso el número de condominios de toda la ciudad se corto a más de la mitad en un año. Los listados activos bajaron cerca de 40% en cada tipo de propiedad, lo que confirma que es una escasez real de oferta y no solo ventas rápidas. No son las tasas. La hipoteca a treinta años ha estado cerca de 6.5% todo el año, y la tasa de fondos federales cerca de 3.6%. El dinero no se abarató. Es más, tasas cercanas a seis y medio por ciento son parte de por qué los dueños no listan: cambiar un préstamo bajo de la pandemia por este mantiene a la mayoría quietos. Así que las guerras de ofertas son aritmética, no manía. Con tres semanas de inventario, cualquier vivienda bien puesta y preparada atrae a todo el grupo de compradores a la vez, porque no hay una segunda opción en la misma cuadra. Los sobreprecios, la velocidad y el desborde hacia condominios y TIC son lo que produce una sequía. Si está vendiendo, tiene tanta ventaja como la que este mercado ha ofrecido en veinte años, así que ponga el precio a su comparable honesto y deje que la escasez haga el trabajo. Si está comprando, esperar más opciones no ha rendido, así que llegue con el financiamiento aprobado y listo para moverse. Y si no está seguro, a veces la respuesta honesta es esperar. Cada carril de esta edición está en vivo en el explorador del mercado . Cambie el tipo de propiedad y lea el panorama de oferta de su propio vecindario. Fuentes y lecturas relacionadas Freddie Mac Primary Mortgage Market Survey, la referencia semanal de tasas hipotecarias Inventario de Vivienda de SF Planning, el conteo anual de unidades netas nuevas de la ciudad Encuesta de Permisos de Construcción del Census de EE. UU., que separa permisos de 2 y de 3 a 4 unidades Vender en San Francisco, empezando por si conviene Cómo ayudo a compradores Edición #13: La válvula de escape, a dónde fue la presión Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, actualizada el 26 de julio de 2026. Las series de meses de inventario y de listados activos se calculan mensualmente para el Condado de San Francisco, en los segmentos unifamiliar, condominio y townhome, y tenencia en común, desde enero de 2005. Los meses de inventario son el inventario activo dividido por el ritmo mensual de ventas. Junio de 2026 es el último mes completo para la oferta; las comparaciones de listados activos usan mayo, el último mes completo de esa serie. Dos cosas mantienen esto honesto. Primero, un número bajo de meses de inventario puede reflejar listados escasos o simplemente ventas rápidas, así que el conteo independiente de listados activos importa: los listados bajaron cerca de 40% por si solos, lo que confirma una escasez de oferta y no un espejismo de rotación rápida. Segundo, junio es un solo mes y son medianas de toda la ciudad, así que cualquier cuadra o edificio puede correr más caliente o más frío. La dirección es la misma en cada tipo de propiedad. Las cifras de tasas vienen de FRED: hipoteca fija a treinta años (MORTGAGE30US) y tasa de fondos federales (FEDFUNDS), últimas observaciones de fines de julio de 2026. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #13: The Pressure Valve | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-13-the-pressure-valve/

Paulo's Pulse ↗ POTM Blog Issue #13, July 25, 2026 The Pressure Valve Three issues in a row have been about the house market: the million-over headlines, the buyers who adapt, the list prices built to be beaten. This issue follows the pressure somewhere new. When a house costs $2.1M and sells 24% over asking, the demand does not disappear. It escapes into the nearest thing that still feels like a house, and the data now shows exactly where. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published July 25, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #13 · The numbers +14.6% House-district condos' typical margin over asking, a ten-year spring high, above even the 2018-19 peak +5.9% TICs' typical margin over asking, their strongest spring since 2018 after six years at asking 14 days Median condo market time, half of last year's 27 and the fastest spring since 2019 Three issues in a row have been about houses. June's million-over headlines turned out to be a narrow, cash-heavy trophy story. The buyers who kept losing those bidding wars turned out not to leave, but to adapt, one neighborhood over. And the overbid percentage itself turned out to measure pricing strategy as much as demand. This issue asks the question that naturally comes next: while houses sell 24% over asking in eleven days, what is happening to everything that is not a house? The answer is that the pressure found a valve. It is escaping into the condos and TICs that live most like houses, and the data now shows it clearly. The number that hides the story Read the citywide number and you would see calm. The median San Francisco condominium sold just 1.8% over asking this spring. Against the last decade, though, even that quiet number is news: it is the strongest condo spring since 2018. From 2020 through 2025, six straight springs, the typical condo never sold more than 1.5% over asking. And two further details give the calm away. First, the share of condos selling over asking at all jumped from 39% a year ago to 58% now. Second, the median condo now sells in 14 days, half of last year's 27 and the fastest condo spring since 2019. A market where most homes beat their list price in two weeks is not calm. It is a market where the average is hiding a split. Where the pressure went: typical margin over asking, March through late July. Median sale price relative to asking, 2025 versus 2026. A home sold 14.6% over asking closed at 114.6% of its list price. House-district condos are 2 to 3 bedroom condos in Districts 1, 2, 4, and 5; downtown corridor is District 8 and 9 condos. San Francisco MLS via POTM Command. Ten springs of context Because every figure in this issue compares the same March-through-late-July window, the same ten-year lens works for all of them, and it is the lens that makes 2026 legible. In the 2016 to 2019 market, house-district condos routinely sold 9 to 14% over asking and TICs touched 9% over in 2018. Then came the long condo winter: from 2020 through 2025, condos citywide sold at asking, TICs sold at asking for six straight years, and the downtown corridor spent 2023 through 2025 selling about 1% below it. What this spring did is not a small wobble off that baseline. House-like condos did not just wake up, they cleared their 2018-19 peak. TICs posted their strongest spring in eight years. The corridor climbed back to par for the first time since 2022. Each lane is breaking out of its own multi-year pattern, at the same time, in the same direction: toward the behavior of the house market next door. The full decade table is at the end of this section. A decade of springs: house-district condos, typical margin over asking. Same March-to-late-July window each year, 2016 through 2026. This spring clears the 2018-19 peak. San Francisco MLS via POTM Command, 62,638 deduplicated closed sales. The decade table: typical margin over asking by lane, springs 2016 to 2026 Spring Houses Condos House-district condos TICs Corridor 2016 +10.3% +2.9% +9.4% +2.8% +0.9% 2017 +13.8% +2.2% +10.6% +4.0% 0% 2018 +17.5% +4.7% +13.6% +9.0% +1.3% 2019 +11.6% +2.7% +13.7% +2.2% +0.5% 2020 +4.1% 0% +3.5% 0% 0% 2021 +13.8% +0.1% +9.8% +0.1% 0% 2022 +17.4% +1.5% +12.2% +0.1% 0% 2023 +5.3% 0% +0.5% 0% -1.2% 2024 +10.1% 0% +3.9% 0% -0.7% 2025 +10.8% 0% +2.8% 0% -1.1% 2026 +23.8% +1.8% +14.6% +5.9% 0% Typical margin over asking: median sale price relative to list, closed sales March 1 to July 24 of each year. 0% means selling right at asking; negative means below it. Houses citywide; condos citywide; house-district condos are 2 to 3 bedroom condos in Districts 1, 2, 4, 5; corridor is District 8 and 9 condos. San Francisco MLS via POTM Command. The more it lives like a house, the more it trades like one Split the condo market by what the home actually is, and the pattern is unmistakable. Take the two and three bedroom condos in the districts where the house frenzy lives, the Richmond, the Sunset, the west side, and the Noe-to-Haight belt. These are the flats with a garage, a yard share, maybe a view line, the homes a priced-out house buyer tours next. This spring they sold a median 14.6% over asking, up from 2.8% over in the same window last year, with 84% selling over asking in a median 12 days. That is nearly a twelve point jump in one year, the largest move of any condo segment in the city, and it is a ten-year high for the lane. The previous peak was 13.6 to 13.7% over in the springs of 2018 and 2019, back when this market last ran hot. This lane is not returning to form. It is past it. The neighborhood cuts agree. District 5 condos, the Noe Valley, Castro, and Haight flats, sold 15.9% over asking, up almost eleven points. Even District 7, Pacific Heights and the Marina, where condos sold exactly at asking a year ago, is now 9.4% over, and nearly half of those sales closed in cash. Issue #11 tracked buyers substituting one neighborhood for another inside the house market. This is the same behavior, one ring further out: substituting across property types while holding on to the way they want to live. By the numbers Segment Median price Typical sale vs asking Share sold over asking Median days Sales Houses, citywide $2.12M +23.8% 86% 11 1,025 House-district condos, 2-3BR $1.60M +14.6% 84% 12 186 District 5 condos (Noe, Castro, Haight) $1.60M +15.9% 83% 13 161 District 7 condos (Pacific Heights, Marina) $1.90M +9.4% 76% 11 141 Condos, citywide $1.30M +1.8% 58% 14 1,078 Tenancy-in-common, citywide $1.30M +5.9% 65% 16 127 District 8 condos (downtown, Nob Hill) $1.04M at asking 49% 20 194 District 9 condos (SoMa, Mission Bay) $1.19M at asking 43% 19 376 The TIC shift The sharpest turn belongs to the market's least famous corner. A tenancy in common, a TIC, is a home where you own a share of the building with the exclusive right to your unit, San Francisco's long-standing workaround for buyers who need house-adjacent space at a condo-adjacent price. TICs have traded at their asking price for years, partly because their financing is specialized and their buyer pool thinner. Not this spring. TICs sold a median 5.9% over asking, with 65% selling over, in 16 days, against right at asking and 36 days in the same window last year. The history makes the break visible: TICs sold at asking for six consecutive springs, 2020 through 2025, and had not sold more than 5% over since 2018. Their 16-day market time is the fastest spring in the full ten years of this data; even in the hot 2018 spring they took 20 days. The honest caveat: this is 127 sales, a directional sample, not a robust one. But the shift has now held for two straight quarters, and it points the same direction as everything else in this issue. If you are considering the lane, the tradeoffs are real and specific; my condo versus TIC guide walks through them. Half the wait Half the wait: median days on market, same window. Closed sales, March 1 to July 24 of each year. Every condo and TIC lane in the city is moving roughly twice as fast as a year ago. San Francisco MLS via POTM Command. Speed is the change every lane shares. Condos citywide, 27 days to 14. TICs, 36 to 16. Even the downtown corridor, the slowest lane in the city, went from 38 days to 19. For scale: condos have not moved this fast in a spring since 2019, and had spent 2023 through 2025 at a sluggish 27 to 29 days, the slowest stretch of the decade. One nuance keeps this honest: the condos currently sitting on the market show a median 30 days, because what is priced right sells in two weeks and what is not sits. Speed rewards honest pricing now more than at any point in the last several years. The holdout, on a clock Then there is the lane this scoreboard has tracked since Issue #1: the towers of District 8 and 9, downtown, SoMa, Mission Bay, the condos closest to the new AI offices. On price, the corridor looks unchanged, still selling right at asking, still the only major lane in San Francisco where the list price is the sale price and a financed buyer can negotiate. But even here the decade adds a wrinkle the single year hides: the corridor sold below asking for three straight springs, by roughly 1%, from 2023 through 2025. Returning to par is not nothing. It is the first time since 2022 that a corridor seller has not had to concede off asking. The AI capital arrived; the AI commute, at least in these prices, still has not. The floor under them, though, has firmed. But the clock changed. Corridor market time fell from 38 days to 19, and the share of corridor condos selling over asking roughly doubled, from the low twenties to the mid forties. A year ago the corridor was slow and soft. Now it is fast and flat, which is a different market. Prices have not moved yet; the time you have to decide has. The negotiating window is still open, and it is narrowing in the dimension nobody watches: speed. Condos that live like houses +14.6% over asking, $1.60M median 2-3BR in the house districts; 84% sold over asking, in 12 days The downtown towers 0% over asking, right at the list price the last calm price lane, now moving in 19 days instead of 38 What to do with this If you are buying in the house-like condo lane, in the Richmond, the Sunset, Noe, the Castro, or the Haight, the practical read is the one house buyers learned two years ago: budget from what comparable homes closed at, not from the list price, and expect company. A list price of $1.4M in this lane now behaves the way a house list price does, as a starting position. If the downtown towers fit the way you live, you hold the city's last real negotiating leverage, and the data says to use it sooner rather than later. And if you are weighing a TIC, the discount for complexity is still real, but it is no longer a sleepy corner; go in with the financing understood and a lender who actually writes fractional loans. If you are selling a house-like condo or a TIC, you have more pricing power this season than the citywide condo headline suggests, and probably more than your neighbors assume. That power rewards precision, not aggression: the homes selling 15% over asking are the ones prepared and priced to their honest comparable number, letting the deep end of the buyer pool do the rest. If you are selling downtown, price to the building's actual closed sales and lean on the one thing that changed, speed, because a well-priced corridor condo no longer needs six weeks to find its buyer. The honest caveats The windows are season-matched, March through late July of each year, so spring is compared with spring. These are medians, and any one building or block can run hotter or cooler. The TIC sample, 127 sales, is directional. Two different over-asking figures appear in this issue, and they are worth keeping apart: the typical margin a home sells over its asking price, and the share of homes that sold over asking at all. And as Issue #12 laid out, the margin over asking always mixes pricing strategy with demand. That cuts one way here: condos and TICs are rarely listed low on purpose, so when their margins rise, the move reflects real competition more directly than the same number would on a house. Samples for every other segment cited are Strong. A market this tight does not cool off when buyers lose. It moves. The pressure escapes into the nearest thing that still feels like the home they wanted, and it reprices that too. The story of 2026 so far is not that San Francisco houses got expensive. It is that the demand behind them is deep enough to reprice the next thing, and then the next. The pressure valve is open, and it is pointed at the homes that live most like houses. If you own one, are shopping for one, or are weighing the one lane still at its asking price, that is exactly the conversation I am here for. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #13 (this issue) Jul 25, 2026 Graduated to the essay. Back at asking for the first time since 2022, after three springs about 1% below it, and the clock changed: median market time fell from 38 days to 19 and the share selling over asking roughly doubled, from the low twenties to the mid forties. Price at par, speed doubled. Negotiating room intact; the window now narrows in speed, not price. #12 Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. Show the 10 earlier readings Issue Date Reading Call #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways The citywide condo number, 1.8% over asking, hides the real story, and even it is the strongest condo spring since 2018 after six years within 1.5% of asking. The share selling over asking jumped from 39% to 58%, and market time halved from 27 days to 14. The more a condo lives like a house, the more it now trades like one. Two to three bedroom condos in the house districts sold a median 14.6% over asking, a ten-year high that clears even their 2018-19 peak, with 84% selling over asking. TICs shifted regimes. After six straight springs at asking, they sold about 6% over, their strongest spring since 2018, in 16 days, the fastest in the decade. The sample is modest, 127 sales, but the shift held for two straight quarters. The downtown corridor is the holdout, but the decade reframes it: about 1% below asking for three springs, 2023 to 2025, it is back at par for the first time since 2022, market time fell from 38 days to 19, and the share selling over asking roughly doubled. The negotiating window now narrows in speed, not price. If you are shopping the house-like condo lane, budget from closed prices, not list. If you are selling one, or a TIC, you have more pricing power than the citywide headline suggests. Every lane in this issue is live in the market explorer . Switch the property type to condo or TIC and read your own neighborhood. Sources and further reading Case-Shiller middle price tier, San Francisco metro area (FRED) S&P Case-Shiller condominium price index, San Francisco metro area (FRED) Buying a condo vs. a TIC in San Francisco Topic: the San Francisco condo market Small investors: duplexes, TICs, and 2 to 4 unit buildings Issue #10: A Million Over Asking, where the pressure started How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command governed MLS analytics, closed San Francisco sales in season-matched windows, March 1 to July 24 of each year. The 2026 versus 2025 comparisons use those two windows; the decade series applies the same window to every year 2016 through 2026, drawn from 62,638 deduplicated closed sales in the MLS event history. Figures are medians or rates within each segment. Two different over-asking figures appear in this issue: the typical margin, which is the median sale price relative to asking (a home sold 14.6% over asking closed at 114.6% of its list price), and the share of homes that sold over asking at all, always labeled as a share. House-district condos are 2 to 3 bedroom condominiums in MLS Districts 1, 2, 4, and 5; the downtown corridor is District 8 and 9 condominiums. Sales with a reported sale price above twice the list price are excluded as data-entry errors. Samples are Strong for every segment cited except tenancy-in-common, 127 sales, which is reported as directional. The margin over asking reflects pricing strategy as well as demand; as Issue #12 showed, condos and TICs are rarely listed low on purpose, which makes their rising margins more meaningful, not less. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #13: La válvula de escape | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-13-la-valvula-de-escape/

Pulso de Paulo ↗ POTM Blog Edición #13, 25 de julio de 2026 La válvula de escape Tres ediciones seguidas han sido sobre el mercado de casas: los titulares del millón sobre lo pedido, los compradores que se adaptan, los precios de lista hechos para superarse. Esta edición sigue la presión hacia un lugar nuevo. Cuando una casa cuesta $2.1M y se vende 24% por encima de lo pedido, la demanda no desaparece. Escapa hacia lo más parecido a una casa, y los datos ya muestran exactamente a dónde. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 25 de julio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #13 · En números +14.6% Margen típico sobre lo pedido de los condominios de distritos de casas, máximo de diez primaveras, sobre el pico de 2018-19 +5.9% Margen típico sobre lo pedido de los TIC, su primavera más fuerte desde 2018 tras seis años en lo pedido 14 days Mediana de días de mercado de condominios, la mitad de los 27 del año pasado y la primavera más rápida desde 2019 Tres ediciones seguidas han sido sobre casas. Los titulares de junio del millón sobre lo pedido resultaron ser una historia estrecha, de casas trofeo y mucho efectivo. Los compradores que perdían esas guerras de ofertas resultaron no irse, sino adaptarse, un vecindario más allá. Y el porcentaje de sobreprecio resultó medir la estrategia de precios tanto como la demanda. Esta edición hace la pregunta que sigue naturalmente: mientras las casas se venden 24% por encima de lo pedido en once días, ¿qué pasa con todo lo que no es una casa? La respuesta es que la presión encontró una válvula. Está escapando hacia los condominios y TIC que viven más como casas, y los datos ya lo muestran con claridad. El número que esconde la historia Lea el número de toda la ciudad y verá calma. El condominio mediano de San Francisco se vendió esta primavera apenas 1.8% por encima de lo pedido. Frente a la última década, sin embargo, hasta ese número tranquilo es noticia: es la primavera de condominios más fuerte desde 2018. De 2020 a 2025, seis primaveras seguidas, el condominio típico nunca se vendió más de 1.5% por encima de lo pedido. Y dos detalles más delatan la calma. Primero, la proporción de condominios vendidos sobre lo pedido saltó de 39% hace un año a 58% ahora. Segundo, el condominio mediano hoy se vende en 14 días, la mitad de los 27 del año pasado y la primavera de condominios más rápida desde 2019. Un mercado donde la mayoría de las viviendas supera su precio de lista en dos semanas no está en calma. Es un mercado donde el promedio esconde una división. A dónde se fue la presión: margen típico sobre lo pedido, de marzo a fines de julio. Mediana del precio de venta frente a lo pedido, 2025 contra 2026. Una vivienda vendida 14.6% por encima de lo pedido cerró al 114.6% de su precio de lista. Los condominios de distritos de casas son de 2 a 3 recámaras en los Distritos 1, 2, 4 y 5; el corredor del centro son condominios de los Distritos 8 y 9. MLS de San Francisco vía POTM Command. Diez primaveras de contexto Como cada cifra de esta edición compara la misma ventana de marzo a fines de julio, la misma lente de diez años sirve para todas, y es la lente que hace legible a 2026. En el mercado de 2016 a 2019, los condominios de distritos de casas se vendían con regularidad 9 a 14% por encima de lo pedido y los TIC tocaron 9% por encima en 2018. Luego vino el largo invierno de los condominios: de 2020 a 2025, los condominios de la ciudad se vendieron en lo pedido, los TIC quedaron en lo pedido seis años seguidos, y el corredor del centro pasó de 2023 a 2025 vendiéndose cerca de 1% por debajo. Lo que hizo esta primavera no es un pequeño temblor sobre esa base. Los condominios tipo casa no solo despertaron: superaron su pico de 2018-19. Los TIC tuvieron su primavera más fuerte en ocho años. El corredor volvió a la par por primera vez desde 2022. Cada carril está rompiendo su propio patrón de varios años, al mismo tiempo, en la misma dirección: hacia la conducta del mercado de casas de al lado. La tabla completa de la década está al final de esta sección. Una década de primaveras: condominios de distritos de casas, margen típico sobre lo pedido. La misma ventana de marzo a fines de julio cada año, 2016 a 2026. Esta primavera supera el pico de 2018-19. MLS de San Francisco vía POTM Command, 62,638 ventas cerradas deduplicadas. La tabla de la década: margen típico sobre lo pedido por carril, primaveras 2016 a 2026 Primavera Casas Condominios Cond. distritos de casas TICs Corredor 2016 +10.3% +2.9% +9.4% +2.8% +0.9% 2017 +13.8% +2.2% +10.6% +4.0% 0% 2018 +17.5% +4.7% +13.6% +9.0% +1.3% 2019 +11.6% +2.7% +13.7% +2.2% +0.5% 2020 +4.1% 0% +3.5% 0% 0% 2021 +13.8% +0.1% +9.8% +0.1% 0% 2022 +17.4% +1.5% +12.2% +0.1% 0% 2023 +5.3% 0% +0.5% 0% -1.2% 2024 +10.1% 0% +3.9% 0% -0.7% 2025 +10.8% 0% +2.8% 0% -1.1% 2026 +23.8% +1.8% +14.6% +5.9% 0% Margen típico sobre lo pedido: mediana del precio de venta frente a la lista, ventas cerradas del 1 de marzo al 24 de julio de cada año. 0% significa venderse justo en lo pedido; negativo, por debajo. Casas de la ciudad; condominios de la ciudad; condominios de distritos de casas son de 2 a 3 recámaras en los Distritos 1, 2, 4, 5; el corredor son condominios de los Distritos 8 y 9. MLS de San Francisco vía POTM Command. Cuanto más vive como casa, más se negocia como casa Divida el mercado de condominios según lo que la vivienda realmente es, y el patrón es inconfundible. Tome los condominios de dos y tres recámaras en los distritos donde vive el frenesí de las casas, el Richmond, el Sunset, el lado oeste y la franja de Noe al Haight. Son los pisos con cochera, patio compartido, quizá una vista, las viviendas que una persona que no alcanzó una casa visita después. Esta primavera se vendieron una mediana de 14.6% por encima de lo pedido, desde 2.8% en la misma ventana del año pasado, con 84% vendido sobre lo pedido en una mediana de 12 días. Es un salto de casi doce puntos en un año, el mayor movimiento de cualquier segmento de condominios de la ciudad, y un máximo de diez años para este carril. El pico anterior fue de 13.6 a 13.7% por encima en las primaveras de 2018 y 2019, cuando este mercado corrió caliente por última vez. Este carril no está volviendo a su forma. Ya la superó. Los cortes por vecindario coinciden. Los condominios del Distrito 5, los pisos de Noe Valley, el Castro y el Haight, se vendieron 15.9% por encima de lo pedido, casi once puntos más que hace un año. Incluso el Distrito 7, Pacific Heights y la Marina, donde los condominios se vendían exactamente en lo pedido hace un año, está ahora 9.4% por encima, y casi la mitad de esas ventas cerró en efectivo. La Edición #11 siguió a compradores sustituyendo un vecindario por otro dentro del mercado de casas. Esto es la misma conducta, un anillo más afuera: sustituir entre tipos de propiedad sin renunciar a la forma en que quieren vivir. En números Segmento Precio mediano Venta típica vs lo pedido Proporción sobre lo pedido Días medianos Ventas Casas, ciudad $2.12M +23.8% 86% 11 1,025 Condominios de distritos de casas, 2-3 rec. $1.60M +14.6% 84% 12 186 Condominios del Distrito 5 (Noe, Castro, Haight) $1.60M +15.9% 83% 13 161 Condominios del Distrito 7 (Pacific Heights, Marina) $1.90M +9.4% 76% 11 141 Condominios, ciudad $1.30M +1.8% 58% 14 1,078 Tenencia en común, ciudad $1.30M +5.9% 65% 16 127 Condominios del Distrito 8 (centro, Nob Hill) $1.04M en lo pedido 49% 20 194 Condominios del Distrito 9 (SoMa, Mission Bay) $1.19M en lo pedido 43% 19 376 El giro de los TIC El giro más marcado pertenece al rincón menos famoso del mercado. Una tenencia en común, un TIC, es una vivienda donde usted es propietario de una parte del edificio con el derecho exclusivo a su unidad, la vieja alternativa de San Francisco para quien necesita espacio cercano al de una casa a un precio cercano al de un condominio. Los TIC se han vendido a su precio pedido durante años, en parte porque su financiamiento es especializado y su grupo de compradores más reducido. Esta primavera no. Los TIC se vendieron una mediana de 5.9% por encima de lo pedido, con 65% vendido por encima, en 16 días, contra justo en lo pedido y 36 días en la misma ventana del año pasado. La historia hace visible la ruptura: los TIC se vendieron en lo pedido durante seis primaveras consecutivas, de 2020 a 2025, y no se vendían más de 5% por encima desde 2018. Sus 16 días de mercado son la primavera más rápida en los diez años completos de estos datos; incluso en la caliente primavera de 2018 tardaban 20 días. La salvedad honesta: son 127 ventas, una muestra direccional, no robusta. Pero el cambio ya se sostuvo dos trimestres seguidos, y apunta en la misma dirección que todo lo demás en esta edición. Si está considerando este carril, las ventajas y desventajas son reales y específicas; mi guía de condominio o TIC las recorre una por una. La mitad de la espera La mitad de la espera: mediana de días en el mercado, misma ventana. Ventas cerradas, del 1 de marzo al 24 de julio de cada año. Cada carril de condominios y TIC de la ciudad se mueve cerca del doble de rápido que hace un año. MLS de San Francisco vía POTM Command. La velocidad es el cambio que comparten todos los carriles. Condominios de la ciudad, de 27 días a 14. TIC, de 36 a 16. Incluso el corredor del centro, el carril más lento de la ciudad, pasó de 38 días a 19. Para dimensionarlo: los condominios no se movían tan rápido en una primavera desde 2019, y habían pasado de 2023 a 2025 en unos lentos 27 a 29 días, el tramo más pausado de la década. Un matiz mantiene esto honesto: los condominios que hoy están en el mercado muestran una mediana de 30 días, porque lo que tiene un precio correcto se vende en dos semanas y lo que no, se queda. La velocidad premia el precio honesto ahora más que en cualquier momento de los últimos años. El que resiste, con reloj en marcha Y queda el carril que este marcador ha seguido desde la Edición #1: las torres de los Distritos 8 y 9, el centro, SoMa, Mission Bay, los condominios más cercanos a las nuevas oficinas de IA. En precio, el corredor parece sin cambios, todavía vendiéndose justo en lo pedido, todavía el único carril grande de San Francisco donde el precio de lista es el precio de venta y quien compra con financiamiento puede negociar. Pero incluso aquí la década agrega un matiz que el año suelto esconde: el corredor se vendió por debajo de lo pedido, por cerca de 1%, durante tres primaveras seguidas, de 2023 a 2025. Volver a la par no es poca cosa. Es la primera vez desde 2022 que quien vende en el corredor no tiene que ceder frente a lo pedido. El capital de la IA llegó; el trayecto diario de la IA, al menos en estos precios, todavía no. El piso debajo de ellos, en cambio, ya se afirmó. Pero el reloj cambió. El tiempo de mercado del corredor cayó de 38 días a 19, y la proporción de condominios del corredor vendidos sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Hace un año el corredor era lento y suave. Ahora es rápido y plano, que es un mercado distinto. Los precios aún no se mueven; el tiempo que usted tiene para decidir, sí. La ventana de negociación sigue abierta, y se estrecha en la dimensión que nadie mira: la velocidad. Condominios que viven como casas +14.6% por encima de lo pedido, mediana de $1.60M 2-3 recámaras en distritos de casas; 84% vendido sobre lo pedido, en 12 días Las torres del centro 0% sobre lo pedido, justo en el precio de lista el último carril tranquilo de precios, ahora en 19 días en vez de 38 Qué hacer con esto Si está comprando en el carril de condominios tipo casa, en el Richmond, el Sunset, Noe, el Castro o el Haight, la lectura práctica es la que los compradores de casas aprendieron hace dos años: presupueste con lo que cerraron viviendas comparables, no con el precio de lista, y espere compañía. Una lista de $1.4M en este carril ya se comporta como la lista de una casa, como una posición de partida. Si las torres del centro se ajustan a su forma de vivir, usted tiene la última palanca real de negociación de la ciudad, y los datos dicen que conviene usarla más pronto que tarde. Y si está sopesando un TIC, el descuento por complejidad sigue siendo real, pero ya no es un rincón dormido; entre con el financiamiento entendido y con un prestamista que de verdad otorgue créditos fraccionales. Si está vendiendo un condominio tipo casa o un TIC, tiene más poder de precio esta temporada del que sugiere el titular de condominios de la ciudad, y probablemente más del que asumen sus vecinos. Ese poder premia la precisión, no la agresión: las viviendas que se venden 15% por encima de lo pedido son las preparadas y puestas a su número comparable honesto, dejando que la parte profunda del grupo de compradores haga el resto. Si vende en el centro, ponga el precio según las ventas cerradas reales del edificio y apóyese en lo único que cambió, la velocidad, porque un condominio del corredor bien puesto ya no necesita seis semanas para encontrar a su comprador. Las salvedades honestas Las ventanas son comparables por temporada, de marzo a fines de julio de cada año, así que se compara primavera con primavera. Son medianas, y cualquier edificio o cuadra puede correr más caliente o más frío. La muestra de TIC, 127 ventas, es direccional. En esta edición aparecen dos cifras distintas sobre lo pedido, y conviene mantenerlas separadas: el margen típico con que una vivienda se vende por encima de su precio pedido, y la proporción de viviendas que se vendió por encima de lo pedido. Y como explicó la Edición #12, el margen sobre lo pedido siempre mezcla estrategia de precios con demanda. Aquí eso corta en un sentido: los condominios y TIC rara vez se listan bajos a propósito, así que cuando sus márgenes suben, el movimiento refleja competencia real de manera más directa que el mismo número en una casa. Las muestras de todos los demás segmentos citados son Robustas. Un mercado así de apretado no se enfría cuando los compradores pierden. Se mueve. La presión escapa hacia lo más parecido al hogar que querían, y también le cambia el precio. La historia de 2026 hasta ahora no es que las casas de San Francisco se encarecieron. Es que la demanda detrás de ellas es tan profunda que vuelve a poner precio a lo que sigue, y luego a lo que sigue después. La válvula de escape está abierta, y apunta a las viviendas que viven más como casas. Si usted es propietario de una, está buscando una, o está sopesando el único carril todavía en su precio pedido, esa es exactamente la conversación para la que estoy aquí. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #13 (esta edición) 25 jul 2026 Se graduó al ensayo. De vuelta en lo pedido por primera vez desde 2022, tras tres primaveras cerca de 1% por debajo, y el reloj cambió: la mediana de días de mercado cayó de 38 a 19 y la proporción vendida sobre lo pedido casi se duplicó, de poco más de veinte a mediados de cuarenta. Precio en la par, velocidad al doble. Espacio de negociación intacto; la ventana ahora se estrecha en velocidad, no en precio. #12 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. Ver las 10 lecturas anteriores Edición Fecha Lectura Llamado #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave El número de condominios de la ciudad, 1.8% por encima de lo pedido, esconde la historia real, y aun así es la primavera de condominios más fuerte desde 2018 tras seis años a menos de 1.5% de lo pedido. La proporción vendida sobre lo pedido saltó de 39% a 58%, y el tiempo en el mercado se redujo a la mitad, de 27 días a 14. Cuanto más vive un condominio como una casa, más se negocia ahora como una. Los de 2 a 3 recámaras en los distritos de casas se vendieron una mediana de 14.6% por encima de lo pedido, un máximo de diez años que supera incluso su pico de 2018-19, con 84% vendido sobre lo pedido. Los TIC cambiaron de régimen. Tras seis primaveras seguidas en lo pedido, se vendieron cerca de 6% por encima, su primavera más fuerte desde 2018, en 16 días, la más rápida de la década. La muestra es modesta, 127 ventas, pero el cambio se sostuvo dos trimestres seguidos. El corredor del centro es el que resiste, pero la década lo replantea: cerca de 1% por debajo de lo pedido durante tres primaveras, 2023 a 2025, volvió a la par por primera vez desde 2022, el tiempo en el mercado cayó de 38 días a 19, y la proporción sobre lo pedido casi se duplicó. La ventana de negociación ahora se estrecha en velocidad, no en precio. Si busca en el carril de condominios tipo casa, presupueste con precios de venta cerrados, no de lista. Si vende uno, o un TIC, tiene más poder de precio del que sugiere el titular de la ciudad. Cada carril de esta edición está en vivo en el explorador del mercado . Cambie el tipo de propiedad a condominio o TIC y lea su propio vecindario. Fuentes y lecturas relacionadas Case-Shiller, tercio de precio medio, área metropolitana de San Francisco (FRED) Índice de precios de condominios Case-Shiller, área metropolitana de San Francisco (FRED) Condominio o TIC en San Francisco Tema: el mercado de condominios de San Francisco Pequeños inversionistas: dúplex, TIC y edificios de 2 a 4 unidades Edición #10: Un millón sobre lo pedido, donde empezó la presión Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, ventas cerradas de San Francisco en ventanas comparables por temporada, del 1 de marzo al 24 de julio de cada año, de modo que se compara primavera con primavera. Las comparaciones 2026 contra 2025 usan esas dos ventanas; la serie de la década aplica la misma ventana a cada año de 2016 a 2026, a partir de 62,638 ventas cerradas deduplicadas del historial de eventos del MLS. Las cifras son medianas o tasas dentro de cada segmento. En esta edición aparecen dos cifras distintas sobre lo pedido: el margen típico, que es la mediana del precio de venta frente a lo pedido (una vivienda vendida 14.6% por encima cerró al 114.6% de su precio de lista), y la proporción de viviendas que se vendió sobre lo pedido, siempre señalada como proporción. Los condominios de distritos de casas son condominios de 2 a 3 recámaras en los Distritos 1, 2, 4 y 5 del MLS; el corredor del centro son condominios de los Distritos 8 y 9. Las ventas con un precio de venta superior al doble de lo pedido se excluyen como errores de captura. Las muestras son Robustas en cada segmento citado salvo tenencia en común, 127 ventas, que se reporta como direccional. El margen sobre lo pedido refleja la estrategia de precio además de la demanda; como mostró la Edición #12, los condominios y TIC rara vez se listan bajos a propósito, lo que hace sus alzas más significativas, no menos. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #12: Why San Francisco Homes Sell So Far Over Asking | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-12-why-homes-sell-over-asking/

Paulo's Pulse ↗ POTM Blog Issue #12, July 21, 2026 Why San Francisco Homes Sell So Far Over Asking You keep seeing it: sold for hundreds of thousands over asking, a million over asking. The number is real, but half of what it measures is not how badly buyers wanted the home. It is how far below the market the seller chose to list it. The overbid is a mid-market, house-only story, and condos at list are the proof. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published July 21, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #12 · The numbers 104.8% The typical SF home sells under 5% over list, not a million over 127% Mid-priced houses clear this; $5M-plus houses clear about list 62% Of homes sold over asking at all, so the label alone tells little You keep seeing it. A home sold for hundreds of thousands over asking, a million over asking. The number is real, but it is answering a different question than most people think. Over asking measures the gap between two prices: the one the seller chose to list at, and the one the market actually paid. In San Francisco, that first price is often a marketing decision, not an estimate of value. So the percentage you read is measuring two different things at once, and reporting them as one number: how badly buyers competed, and how far below the market the home was listed to start that competition. Pull the two apart and the market gets much easier to read. Start with the typical home Before the headlines, the baseline. Over the last twelve months, the median San Francisco home sold at about 104.8% of its list price. That is under five percent over asking, not a million over. About 62% of homes sold over asking at all, which is the first thing worth knowing: over asking is the normal condition of this market, not the story. When almost two out of three homes clear their list, the raw fact that a home sold over asking tells a buyer very little. The useful question is how far, and why. The overbid is a hill: house sale-to-list by price band Single-family median sale-to-list, rolling twelve months through July 21, 2026. 100% means selling at asking. San Francisco MLS via POTM Command. 110.2% Under $1.5M 126.7% $1.5-2M 123.0% $2-3M 115.8% $3-5M 102.7% $5M+ The tell is price If over asking were a pure measure of demand, you would expect the most expensive, most sought-after homes to overbid the hardest. They do the opposite. Sort single-family houses by price and the overbid rises into the middle of the market and then collapses at the top. Houses in the $1.5M to $3M range cleared 123 to 127% of list. Houses above $5M cleared about 103%, essentially their asking price. Same city, same twelve months, same buyers competing in the same economy. What changes across that range is not how much people want the home. It is how the home was priced. This is the fingerprint of a listing tactic, not a demand curve. At the top of the market, buyers are few and homes are priced close to what they are worth, so there is little gap to bid across. In the middle, where the buyer pool is deepest, a home listed deliberately below its likely value draws a crowd, and the crowd bids the price up to where it should have started. The 127% is not telling you a $1.8M house is more wanted than a $7M one. It is telling you the $1.8M house was listed low on purpose. By the numbers Segment Median price Over asking Sale-to-list Sales Houses under $1.5M $1.15M 74% 110.2% 683 Houses $1.5M to $2M $1.70M 87% 126.7% 525 Houses $2M to $3M $2.37M 90% 123.0% 524 Houses $3M to $5M $3.76M 79% 115.8% 365 Houses $5M and up $7.50M 53% 102.7% 161 All single-family $1.88M 80% 116.4% 2,258 Condos, citywide $1.21M 46% 100.0% 2,377 Tenancy-in-common $1.13M 56% 100.9% 325 The control that proves it Here is the cleanest evidence in the whole picture. If the overbid were simply demand, it would show up wherever people are buying. It does not. Condominiums across the city sold at 100% of list over the trailing year, right at asking, and tenancy-in-common homes at about 101%. They do this at the same price points where houses are clearing 120% and more. A $1.2M condo and a $1.8M house are bought by overlapping pools of people in the same market, yet one sells at list and the other at a 27% premium. The difference is not desire. It is that condos are rarely listed low to start a bidding war. Their values are transparent, sales in the same building set the comps, and an appraisal has to clear a loan. Take away the list-low tactic and the overbid disappears. Take away the tactic and it disappears: sale-to-list by property type Median sale-to-list, rolling twelve months through July 21, 2026. Houses list low to start bidding wars; condos and TICs rarely do. San Francisco MLS via POTM Command. 116.4% Houses 100.0% Condos 100.9% TICs One honest nuance before anyone overreads this. The competition is real. In District 2, the Sunset and Parkside, 87% of houses sold over asking on more than 400 sales, at a median near $1.8M. That is not a pricing illusion. The precise point is narrower: the percent over asking mixes a strategy with a result, so it overstates how far a buyer has to beat the market, and it is largest exactly where the strategy works best, on mid-priced houses in high-demand districts. The mid-market versus the top and the condos Mid-priced houses, $1.5M to $3M ~125% of list, the typical sale the list is a floor, plan to compete on price Condos and the top end ~100% of list, right at asking the list is honest, more room to negotiate How to read a list price For a buyer, the single most useful habit is to stop anchoring to the list price and start anchoring to what comparable homes actually sold for and to price per square foot. In the Sunset, the Richmond, Bernal or Noe, treat the list price on a house as a floor, not a target, and walk in expecting to bid well above it. Do the reverse at the top of the market and on condos, where the list price is usually close to honest and paying well over it is a choice, not a requirement. Either way, bring a real walk-away number, so a bidding war that was designed to move you does not end with your emotions managing your money. For a seller, the read is just as practical. The price-it-low-and-let-it-run playbook is genuinely working on mid-priced houses right now, but it depends on the right home, the right preparation, and honest expectations about which buyers will play. On a higher-end home or a condo, pricing to your real comparable-sales number and letting the market meet it is usually the stronger path. The list price is a strategic decision, and it should be made on purpose, for your specific home, not copied from a headline. The honest caveats A few things to keep this grounded. This is a trailing twelve-month window, so it blends a strong spring with a quieter winter. These are medians, not averages. Sale-to-list reflects pricing strategy as much as raw demand, which is the entire point here. And these are citywide cuts, so any one neighborhood can run hotter or cooler. With those caveats noted, the samples are large and reliability is Strong across every band and property type. The list price is not an estimate of value. It is a starting position, chosen to move you. The sale price is the only number that describes what the home is worth. The next time you see a home sold far over asking, ask the second question: at what price, and what kind of property? A mid-priced west-side house clearing 127% of list is real competition amplified by a low starting number. A luxury home or a condo selling near list is the market pricing itself honestly. Neither number describes value on its own. If you want to know which of these your specific home or search sits in, that is exactly the conversation I am here for. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #12 (this issue) Jul 21, 2026 Still the calm corner, and it proves the point. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 31% over asking on 836 sales, while mid-priced houses cleared 123 to 127% of list. Condos rarely get listed low to start a war, so the overbid never appears. Buyer leverage holds where the list-low tactic is not used. #11 Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. Show the 9 earlier readings Issue Date Reading Call #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways Over asking measures how a home was priced as much as how badly it was wanted. Read it as the gap between a strategy and an answer, not as a heat score. The typical SF home sells at about 104.8% of list, under 5% over, and 62% of homes go over asking at all. Over asking is normal. The overbid is a mid-market, house-only story. It peaks at 123 to 127% on $1.5M to $3M houses and falls to about list above $5M. Condos and TICs sit right at list, about 100%, at the same prices where houses clear 120% and more. Without the list-low tactic, the overbid vanishes. Anchor to comparable sold prices and price per square foot, not the list. That is how you read a San Francisco home correctly, as a buyer or a seller. Every band, window, and closing behind these numbers is live in the market explorer . Switch it to single-family and read your own price band. Sources and further reading Freddie Mac Primary Mortgage Market Survey, the weekly mortgage rate benchmark NAR Realtors Confidence Index, which reports the national all-cash share Selling in San Francisco, starting with whether you should Frequently asked questions How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command governed MLS analytics, closed San Francisco sales over a rolling twelve-month window through July 21, 2026. Citywide residential figures are the published governed values; single-family and property-type breakdowns are computed from closed-listing records and validated against the governed citywide sale-to-list (104.8%). Sales with a reported sale-to-list ratio above 200% are excluded as data-entry errors. Figures are medians or rates within each segment, with Strong reliability across the bands and property types cited. Sale-to-list reflects pricing strategy as well as demand, since a home listed low on purpose posts a high ratio. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #12: Por qué las casas de San Francisco se venden tan por encima de lo pedido | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-12-por-que-las-casas-se-venden-sobre-lo-pedido/

Pulso de Paulo ↗ POTM Blog Edición #12, 21 de julio de 2026 Por qué las casas de San Francisco se venden tan por encima de lo pedido Lo ve todo el tiempo: vendida por cientos de miles sobre lo pedido, un millón sobre lo pedido. El número es real, pero la mitad de lo que mide no es cuánto deseaban los compradores la casa. Es que tan por debajo del mercado decidio ponerla el vendedor. El sobreprecio es una historia de mercado medio y solo de casas, y los condominios en lista son la prueba. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 21 de julio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #12 · En números 104.8% La vivienda típica de SF se vende menos de 5% sobre lista, no un millón 127% Las casas de precio medio llegan aquí; las de $5M o más cerca de lista 62% De viviendas vendidas sobre lo pedido, la etiqueta sola dice poco Lo ve todo el tiempo. Una casa vendida por cientos de miles sobre lo pedido, un millón sobre lo pedido. El número es real, pero responde a una pregunta distinta de la que la mayoría cree. El sobreprecio mide la diferencia entre dos precios: el que el vendedor decidio poner en lista, y el que el mercado en realidad pagó. En San Francisco, ese primer precio suele ser una decisión de mercadeo, no una estimación del valor. Así que el porcentaje que usted lee mide dos cosas a la vez, y las reporta como un solo número: cuánto compitieron los compradores, y que tan por debajo del mercado se puso la casa para iniciar esa competencia. Separe las dos y el mercado se vuelve mucho más fácil de leer. Empiece por la vivienda típica Antes de los titulares, la base. En los últimos doce meses, la vivienda mediana de San Francisco se vendió cerca del 104.8% de su precio de lista. Eso es menos de cinco por ciento sobre lo pedido, no un millón. Cerca del 62% de las viviendas se vendió sobre lo pedido, que es lo primero que conviene saber: superar lo pedido es la condición normal de este mercado, no la noticia. Cuando casi dos de cada tres viviendas superan su lista, el dato en bruto de que una casa se vendió sobre lo pedido le dice muy poco a un comprador. La pregunta útil es por cuánto, y por qué. El sobreprecio es una colina: venta sobre lista de casas por franja de precio Mediana de venta sobre lista unifamiliar, doce meses móviles hasta el 21 de julio de 2026. 100% es vender a lo pedido. MLS de San Francisco vía POTM Command. 110.2% Menos de $1.5M 126.7% $1.5-2M 123.0% $2-3M 115.8% $3-5M 102.7% $5M+ La clave es el precio Si el sobreprecio fuera una medida pura de la demanda, uno esperaria que las casas más caras y más deseadas superaran lo pedido con más fuerza. Hacen lo contrario. Ordene las casas unifamiliares por precio y el sobreprecio sube hacia el centro del mercado y luego se desploma en la parte alta. Las casas en el rango de $1.5M a $3M cerraron entre 123 y 127% de lista. Las casas por encima de $5M cerraron cerca del 103%, esencialmente su precio pedido. La misma ciudad, los mismos doce meses, los mismos compradores compitiendo en la misma economía. Lo que cambia en ese rango no es cuánto desea la gente la casa. Es cómo se fijó el precio de la casa. Esta es la huella de una táctica de lista, no de una curva de demanda. En la parte alta del mercado, los compradores son pocos y las casas se ponen a un precio cercano a lo que valen, así que hay poca diferencia para pujar. En el centro, donde el grupo de compradores es más profundo, una casa puesta a propósito por debajo de su valor probable atrae a una multitud, y la multitud lleva el precio hasta donde debería haber empezado. El 127% no le dice que una casa de $1.8M se desea más que una de $7M. Le dice que la casa de $1.8M se puso en lista baja a propósito. En números Segmento Precio mediano Sobre lo pedido Venta sobre lista Ventas Casas menos de $1.5M $1.15M 74% 110.2% 683 Casas $1.5M a $2M $1.70M 87% 126.7% 525 Casas $2M a $3M $2.37M 90% 123.0% 524 Casas $3M a $5M $3.76M 79% 115.8% 365 Casas $5M y más $7.50M 53% 102.7% 161 Todo unifamiliar $1.88M 80% 116.4% 2,258 Condominios, ciudad $1.21M 46% 100.0% 2,377 Tenencia en común $1.13M 56% 100.9% 325 El control que lo prueba Aquí está la evidencia más limpia de todo el panorama. Si el sobreprecio fuera simplemente demanda, apareceria dondequiera que la gente compra. No lo hace. Los condominios de toda la ciudad se vendieron al 100% de lista en el último año, justo en lo pedido, y las viviendas de tenencia en común cerca del 101%. Lo hacen a los mismos precios donde las casas superan el 120%. Un condominio de $1.2M y una casa de $1.8M los compran grupos de gente que se traslapan en el mismo mercado, y sin embargo uno se vende en lista y el otro con una prima del 27%. La diferencia no es el deseo. Es que los condominios rara vez se ponen en lista baja para iniciar una guerra de ofertas. Sus valores son transparentes, las ventas del mismo edificio fijan los comparables, y una tasación tiene que respaldar un préstamo. Quite la táctica de lista baja y el sobreprecio desaparece. Quite la táctica y desaparece: venta sobre lista por tipo de propiedad Mediana de venta sobre lista, doce meses móviles hasta el 21 de julio de 2026. Las casas se listan bajas para iniciar guerras de ofertas; los condominios y TIC casi nunca. MLS de San Francisco vía POTM Command. 116.4% Casas 100.0% Condominios 100.9% TICs Un matiz honesto antes de que alguien lo lea de más. La competencia es real. En el Distrito 2, el Sunset y Parkside, el 87% de las casas se vendió sobre lo pedido en más de 400 ventas, a una mediana cercana a $1.8M. Eso no es una ilusión de precio. El punto preciso es más estrecho: el porcentaje sobre lo pedido mezcla una estrategia con un resultado, así que exagera cuánto tiene que superar un comprador al mercado, y es mayor justamente donde la estrategia funciona mejor, en casas de precio medio en distritos de alta demanda. El mercado medio frente a la parte alta y los condominios Casas de precio medio, $1.5M a $3M ~125% de lista, la venta típica la lista es un piso, cuente con competir en precio Condominios y la parte alta ~100% de lista, justo en lo pedido la lista es honesta, más espacio para negociar Cómo leer un precio de lista Para un comprador, el hábito más útil es dejar de anclarse al precio de lista y empezar a anclarse a lo que casas comparables en verdad vendieron y al precio por pie cuadrado. En el Sunset, el Richmond, Bernal o Noe, trate el precio de lista de una casa como un piso, no como una meta, y entre esperando pujar bastante por encima. Haga lo contrario en la parte alta del mercado y en los condominios, donde el precio de lista suele estar cerca de lo honesto y pagar bastante por encima es una elección, no un requisito. En cualquier caso, lleve un número real para retirarse, para que una guerra de ofertas diseñada para moverlo no termine con sus emociones manejando su dinero. Para un vendedor, la lectura es igual de práctica. El libreto de poner en lista baja y dejar correr esta funcionando de verdad en casas de precio medio ahora mismo, pero depende de la casa correcta, la preparación correcta y expectativas honestas sobre que compradores participaran. En una casa de gama alta o un condominio, poner el precio en su número real de ventas comparables y dejar que el mercado lo alcance suele ser el camino más fuerte. El precio de lista es una decisión estratégica, y debe tomarse a propósito, para su casa específica, no copiarse de un titular. Las salvedades honestas Algunas cosas para mantener esto con los pies en la tierra. Es una ventana de doce meses móviles, así que mezcla una primavera fuerte con un invierno más tranquilo. Son medianas, no promedios. La venta sobre lista refleja la estrategia de precio tanto como la demanda pura, que es justamente el punto aquí. Y estas son medidas de toda la ciudad, así que cualquier vecindario puede correr más caliente o más frío. Con esas salvedades anotadas, las muestras son grandes y la confiabilidad es Robusta en cada franja y tipo de propiedad. El precio de lista no es una estimación del valor. Es una posición de partida, elegida para moverlo. El precio de venta es el único número que describe cuánto vale la casa. La próxima vez que vea una casa vendida muy por encima de lo pedido, hagase la segunda pregunta: a que precio, y que tipo de propiedad. Una casa de precio medio del oeste que cierra al 127% de lista es competencia real amplificada por un número inicial bajo. Una casa de lujo o un condominio que se vende cerca de lista es el mercado poniendose un precio honesto. Ninguno de los dos números describe el valor por si solo. Si quiere saber en cuál de estos se ubica su casa o su búsqueda específica, esa es exactamente la conversación para la que estoy aquí. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #12 (esta edición) 21 jul 2026 Sigue siendo el rincón tranquilo, y lo confirma. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 31% sobre lo pedido en 836 ventas, mientras las casas de precio medio cerraron entre 123 y 127% de lista. Los condominios rara vez se listan bajos para iniciar una guerra, así que el sobreprecio nunca aparece. La ventaja del comprador se mantiene donde no se usa la táctica de lista baja. #11 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. Ver las 9 lecturas anteriores Edición Fecha Lectura Llamado #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave El sobreprecio mide cómo se fijó el precio de una casa tanto como cuánto se deseaba. Léalo como la diferencia entre una estrategia y una respuesta, no como un termómetro. La vivienda típica de SF se vende cerca del 104.8% de lista, menos de 5% por encima, y el 62% de las viviendas supera lo pedido. Superar lo pedido es lo normal. El sobreprecio es una historia de mercado medio y solo de casas. Llega a 123 a 127% en casas de $1.5M a $3M y cae a cerca de lista por encima de $5M. Los condominios y los TIC quedan justo en lista, cerca de 100%, a los mismos precios donde las casas superan el 120%. Sin la táctica de lista baja, el sobreprecio desaparece. Ancle a los precios de ventas comparables y al precio por pie cuadrado, no a la lista. Así se lee bien una vivienda de San Francisco, como comprador o vendedor. Cada franja, ventana y venta detrás de estos números está en vivo en el explorador del mercado . Cambielo a unifamiliar y lea su propia franja de precio. Fuentes y lecturas relacionadas Freddie Mac Primary Mortgage Market Survey, la referencia semanal de tasas hipotecarias Índice de Confianza de Realtors de NAR, que reporta la proporción nacional de compras en efectivo Vender en San Francisco, empezando por si conviene Preguntas frecuentes Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, ventas cerradas de San Francisco en una ventana de doce meses móviles hasta el 21 de julio de 2026. Las cifras residenciales de la ciudad son los valores gobernados publicados; los desgloses unifamiliares y por tipo de propiedad se calculan de registros de ventas cerradas y se validan contra la venta sobre lista gobernada de la ciudad (104.8%). Las ventas con una relación de venta sobre lista superior al 200% se excluyen como errores de captura. Las cifras son medianas o tasas dentro de cada segmento, con confiabilidad Robusta en las franjas y tipos citados. La venta sobre lista refleja la estrategia de precio además de la demanda, ya que una casa puesta en lista baja a propósito muestra una relación alta. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #11: After the Overbid | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-11-after-the-overbid/

Paulo's Pulse ↗ POTM Blog Issue #11, July 17, 2026 After the Overbid Issue #10 took June's million-over headline apart: real, narrow, three districts, cash, priced in. This issue asks the more useful question: what do buyers do after losing to that market five times? They do not leave. They adapt. Here is where that adaptation already shows up in the data, where it does not yet, and what "spillover" honestly means. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published July 17, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #11 · The numbers 146.8% Sunset and Parkside houses: median sale-to-list, 50 sales 96% Of those houses sold over asking, in a median 11 days +18 pts Prestige lanes' one-year jump in sale-to-list; substitutes +16, flat lanes +3 Quick read What changed: the overbid story now runs one price tier below the trophy core. Sunset and Parkside houses cleared a median 146.8% of list on a strong 50-sale sample. Who this affects: buyers priced out of Noe Valley and the Richmonds, and sellers in the substitute house lanes they move to. Buyer takeaway: budget from closed prices in your substitute lane, not list prices. The discount for leaving the trophy core is shrinking. Seller takeaway: substitute-lane sellers are seeing prestige-level competition at half the price point. Pricing to invite it is what produces it. Data through July 16, 2026 (ten-year series) and the June 2 to July 11 sold window. The measured fact Adaptation The map Spillover The evidence Ten-year check Buyers Sellers Watch list A buyer who has lost five bidding wars in Noe Valley does not usually quit. They change what they bid on. That single behavior, repeated across hundreds of households, is the most important thing happening in the San Francisco house market right now, and it is also the hardest thing to see in the MLS. So this issue keeps two columns strictly apart: what the data measures, and what the field observes. Every claim below is stamped one or the other. The measured fact, briefly The extreme overbids are real and narrow. June's 45 million-over closings were 80% single-family houses, and 36 of the 45 sat in just three districts: the Noe-to-Haight spine, the Richmond, and Pacific Heights with the Marina. The group cleared a median 144% of list, 54% of it cash, and the percentage was amplified by list-low pricing. That was Issue #10 . It is the snapshot. What follows is the film. The trophy core, houses, 2026 124% of list, $3.20M median Noe Valley + the central Richmonds; 46% cash The substitute lanes, houses, 2026 131% of list, $1.95M median Sunset/Parkside + Glen Park, Bernal, Outer Richmond; 31% cash The behavior: buyers adapt, they do not leave Call it what it is: buyer adaptation. After enough losses in the trophy lanes, buyers make three moves, usually in this order. They stretch the budget once, and only once. They broaden geography, trading the dream block for the same house type two districts west or south. And they redefine priorities: garage over view, sun over walkability, done-enough over done. None of this is speculation; it is what agents watch clients do every month. But be precise about the evidence: this is observed behavior , told to us by the field, not a column in the MLS. The strategy: think in neighborhood types, not names The practical version of adaptation is substitution. A buyer who wanted a Noe Valley house is not actually shopping a neighborhood; they are shopping a type: a detached house with light, a yard, and a commute they can live with. Several lanes sell that type at a lower entry: the Sunset and Parkside, Glen Park, Bernal Heights, the Outer Richmond. A Pacific Heights condo buyer has a different substitution map than a house buyer. The map below is how I group the city for this purpose, built from a decade of closed sales. The city, classified by role. Every subdistrict placed by its own single-family data (price, overbid intensity, housing mix), not by its district as a whole. The top of the market splits in two: Luxury prices to value and barely overbids; Prestige lists low and overbids hard. White areas are condo-dominated or too thin to classify from house data. POTM Command via MLS, 2016-2026. "Spillover," defined and stamped Spillover is the claim that demand squeezed out of the trophy lanes re-appears as measurable pressure in the substitute lanes. It is a precise, useful word, and it is exactly where market commentary gets ahead of its data. So here is the stamp this issue applies every time: spillover in San Francisco is observed, not yet broadly measured . Agents see the priced-out Noe buyer at the Sunset open house. The MLS cannot yet distinguish that buyer from one who always wanted the Sunset. When I draw that connection, it is a dotted line labeled "observed buyer interest," never a solid arrow labeled "demand moved here." What the data already shows One place has graduated from dotted line to measured fact: District 2, the Sunset and Parkside. In the roughly 40-day window through July 11, houses there cleared a median 146.8% of list on 50 sales: 96% sold over asking, three quarters cleared 120% or more, and the median sale took 11 days. The middle of the distribution runs 120% to 156%. That is not a thin-sample curiosity; it is the strongest competitive reading in the city, at a $1.95M median, in exactly the affordable house district a priced-out Noe or Richmond buyer moves to. Be honest about its composition: part of that 146.8% is the same list-low tactic Issue #10 documented, running hardest at mid price. But 96% over asking in 11 days on a strong sample is real competition, whatever the listing strategy. Around it, the picture is graded. Glen Park, adjacent to Noe, reads 120.3% on a small sample with 3 actives against 12 pendings: directional, tight, fast. And two neighborhoods the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, do not show it in closed data: their samples are thin and their condo-heavy lanes cleared near 106% to 114%. The field was half right, and the data tells us which half. Where 2026 stands: sale-to-list, ranked, all 30 house subdistricts. Year-to-date medians per subdistrict, houses, against the citywide line. The 146.8% quoted in this issue is the fresher pooled Sunset and Parkside reading from the June 2 to July 11 window; the ranked values here are full year-to-date, so they run slightly cooler. Same story, two shutter speeds. The ten-year check: what a decade says about spillover If spillover were driving 2026, the substitute lanes would be accelerating ahead of the trophy lanes. They are not. I rebuilt the full decade, 63,781 closed sales from 2016 through this month, grouped by the map above, and ran the season-matched test: January through mid-July 2026 versus the same window of 2025. Every house lane jumped, and the prestige core jumped hardest. The spillover test: one-year change in sale-to-list, houses, season-matched. Percentage-point change, January 1 to July 16, 2026 versus 2025, pooled by group. If spillover were driving 2026, the teal bar would beat the clay bar. It does not. MLS_EVENT_HISTORY via POTM Command, 2016-2026 deduplicated closed sales. Prestige houses +18 Sub trophy (substitute lanes) +16 Value belt (District 10) +10 Mid market +9 Luxury +7 Flat and condo lanes +3 Three more decade facts keep the story honest. First, the substitute lanes have posted the highest sale-to-list in the city in every year of the decade; list-low pricing at a mid price point is a longstanding structure there, not a 2026 arrival. Second, the money is different: Pacific Heights houses ran 62% cash this year and Noe 52%, while Glen Park ran 13% and the Excelsior and Portola about 18%. The substitute lanes are financed conventionally, by a different cohort than the cash-rich trophy buyers. Third, over the full ten years the affordability ladder compressed from the bottom up: Ingleside appreciated about 75% and Central Richmond about 70%, against 33% for Pacific Heights and 62% citywide. On the decade horizon, the cheaper house lanes have already done the most catching up. Every neighborhood, at a glance: the ten-year table The sparkline carries the shape of the last ten years in the width of a word; the endpoints carry the numbers. Read the level, not the wiggle; single-year counts are small. Sale-to-list, median sale price received as a % of list price · 2016 vs 2026 Neighborhood Ten-year path 2016 2026 Change points, ’16→’26 Outer Sunset 116% 142% +26 pts Inner Sunset 116% 137% +21 pts Parkside 117% 135% +18 pts Central Sunset 117% 134% +17 pts Outer Parkside 118% 134% +16 pts Bernal Heights 114% 131% +17 pts Inner Richmond 110% 129% +19 pts Sunnyside 112% 127% +15 pts Miraloma Park 110% 125% +15 pts Central Richmond 109% 124% +15 pts Glen Park 109% 124% +15 pts Outer Richmond 111% 124% +13 pts Noe Valley 104% 123% +19 pts Crocker Amazon 104% 122% +18 pts Mission Terrace 108% 122% +14 pts Excelsior 113% 121% +8 pts Golden Gate Heights 107% 120% +13 pts Portola 107% 120% +13 pts Ingleside 109% 118% +9 pts Silver Terrace 108% 113% +5 pts Outer Mission 105% 113% +8 pts Inner Parkside 114% 112% -2 pts Bayview 108% 109% +1 pts Visitacion Valley 112% 107% -5 pts Pacific Heights 101% 106% +5 pts Lower Pac Hts 100% 106% +6 pts Hayes Valley 101% 105% +4 pts Cow Hollow 97% 104% +7 pts Oceanview 107% 104% -3 pts Marina 98% 103% +5 pts Citywide 109% 122% Why 30, not 90. San Francisco has roughly 90 SFAR subdistricts. Shown here are the 30 with enough single-family closings each year to carry a reliable decade median. The remainder are condo- or TIC-dominated, with little to no house stock, or too thin to read without slipping into anecdote, so they are held out rather than plotted at low confidence. The house market this guide measures lives almost entirely in these 30. The data shows where the bidding is. The field shows buyers changing what they bid on. Keep those two sentences separate, and you can trust both. The discipline this issue runs on What this means for buyers If you are shopping the substitute lanes, budget from closed prices, not list prices; in the Sunset and Parkside the median house cleared 47 points over list. Ask your agent for the sale-to-list history on the specific block, decide your number before offer day, and remember what the map says about type: the same money buys a different, calmer process one group over. The value belt and the mid market lanes overbid least among the house groups, carry the city's largest active house inventory, and financed buyers are the norm there, not the exception. What this means for sellers If you own a house in a substitute lane, this is the strongest seller's setup in the city: prestige-level competition without a prestige price of entry. But the 146% headline is produced by pricing that invites competition, not by wishing. Priced at the number you hope to get, the same house sits. And if you own in the flat lanes, price to your own lane's data; borrowing heat from the house market is how condo listings go stale. The leading indicators I am watching Six signals would upgrade spillover from observed to measured, and none of them is a headline: year-over-year sale-to-list in the substitute lanes rising faster than the prestige core; pending-to-active ratios tightening there first; days on market compressing while the trophy lanes hold; offer counts and disclosure downloads shifting (field and CRM data, tracked deliberately); the cash share creeping up in financed lanes; and the list-low spread widening beyond its decade norm. I will keep running this test each cycle and reporting it either way. The agent's advantage Anyone can quote the 146%. The advantage is knowing which part of it is pricing tactic, which part is competition, which lanes it has not reached, and what the buyer across the table has already lost out on. Data is the floor. The read is the advantage. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #11 (this issue) Jul 17, 2026 Unmoved by the house story. While overbidding ran one tier below the trophy core, the corridor and condo core cleared near asking, and the two flat lanes the field named as spillover candidates, Hayes Valley and Lower Pacific Heights, stayed calm in closed data. Still the clearest buyer opening in the city. #10 Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. Show the 8 earlier readings Issue Date Reading Call #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways Extreme overbidding stays narrow and prestige-led. The 2026 surge lifted every house lane, with the trophy core in front, so spillover as migration remains observed, not proven. The Sunset and Parkside is the measured exception: 146.8% of list on 50 sales, 96% over asking, 11 days. Strong sample, one tier below the trophy core. Substitute-lane buyers finance; trophy buyers pay cash. Different cohorts, different playbooks. Buyers: budget from the block's closed prices and consider the calmer lanes on the map. Sellers in substitute lanes: price to invite competition. Flat lanes: price to your own data. The field was half right about spillover. The data says which half, and this test reruns every issue. Explore every neighborhood, lane, and window yourself in Paulo's Pulse App . Sources and further reading Case-Shiller low price tier, San Francisco metro area (FRED) Case-Shiller middle price tier, San Francisco metro area (FRED) All neighborhood guides Topic: San Francisco overbidding, the whole question in one place Issue #10: A Million Over Asking How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Figures derived from the San Francisco MLS via POTM Command, the governed analytics layer. Recent windows: closed sales June 2 to July 11, 2026, single-family unless noted; sale-to-list above 200% excluded as data-entry error; small-sample neighborhoods labeled directional or thin. Decade series: MLS_EVENT_HISTORY, 63,781 closed events 2016-2026, deduplicated by listing; season-matched comparisons run January 1 to July 16 of each year. Coverage note: the ranked and ten-year views show the 30 subdistricts with enough annual single-family volume to carry a reliable decade median; the balance of the city's roughly 90 SFAR subdistricts are condo or TIC dominated, or too thin, and are held out rather than plotted at low confidence. Sale-to-list and price figures are medians of per-home values; 2026 is a partial year. The Sunset and Parkside reading is a current level with decade context, not a forecast. General information, not a forecast or individual advice; Paulo does not provide legal, tax, or lending advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #11: Después del sobreprecio | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-11-despues-del-sobreprecio/

Pulso de Paulo ↗ POTM Blog Edición #11, 17 de julio de 2026 Después del sobreprecio La Edición #10 desarmó el titular de junio del millón sobre lo pedido: real, estrecho, tres distritos, efectivo, precio incluido. Esta edición hace la pregunta más útil: ¿qué hacen quienes compran después de perder cinco veces contra ese mercado? No se van. Se adaptan. Aquí está dónde esa adaptación ya aparece en los datos, dónde todavía no, y qué significa honestamente el "spillover". Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 17 de julio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #11 · En números 146.8% Casas de Sunset y Parkside: venta sobre lista mediana, 50 ventas 96% De esas casas se vendió sobre lo pedido, en una mediana de 11 días +18 pts Salto anual en venta sobre lista de los carriles de prestigio; sustitutos +16, planos +3 Lectura rápida Qué cambió: la historia del sobreprecio ahora corre un nivel de precio debajo del núcleo trofeo. Las casas de Sunset y Parkside cerraron a una mediana de 146.8% de lista sobre una muestra fuerte de 50 ventas. A quién afecta: a quienes quedaron fuera de Noe Valley y los Richmond por precio, y a quienes venden en los carriles sustitutos adonde se mudan. Para quien compra: presupueste con los precios cerrados de su carril sustituto, no con los de lista. El descuento por salir del núcleo trofeo se está encogiendo. Para quien vende: en los carriles sustitutos hay competencia de nivel prestigio a la mitad del precio. Ponerle un precio que la invite es lo que la produce. Datos hasta el 16 de julio de 2026 (serie de diez años) y la ventana de ventas del 2 de junio al 11 de julio. El dato medido Adaptación El mapa Spillover La evidencia Década Compra Venta Señales Una persona que ha perdido cinco guerras de ofertas en Noe Valley no suele rendirse. Cambia aquello por lo que ofrece. Ese comportamiento, repetido en cientos de hogares, es lo más importante que ocurre hoy en el mercado de casas de San Francisco, y también lo más difícil de ver en el MLS. Por eso esta edición mantiene dos columnas estrictamente separadas: lo que los datos miden y lo que el campo observa. Cada afirmación de abajo va sellada como una u otra. El dato medido, en breve Los sobreprecios extremos son reales y estrechos. Los 45 cierres de junio con un millón sobre lo pedido fueron 80% casas unifamiliares, y 36 de los 45 se ubicaron en solo tres distritos: el eje de Noe al Haight, el Richmond, y Pacific Heights con la Marina. El grupo cerró a una mediana de 144% de lista, 54% en efectivo, y el porcentaje se amplificó por la táctica de listar bajo. Eso fue la Edición #10 . Es la fotografía. Lo que sigue es la película. El núcleo trofeo, casas, 2026 124% de lista, mediana de $3.20M Noe Valley y los Richmond centrales; 46% efectivo Los carriles sustitutos, casas, 2026 131% de lista, mediana de $1.95M Sunset/Parkside con Glen Park, Bernal y Outer Richmond; 31% efectivo El comportamiento: quienes compran se adaptan, no se van Llamémoslo por su nombre: adaptación. Después de suficientes derrotas en los carriles trofeo, la gente compradora hace tres movimientos, casi siempre en este orden. Estira el presupuesto una vez, y solo una. Amplía la geografía, cambiando la cuadra soñada por el mismo tipo de casa dos distritos al oeste o al sur. Y redefine prioridades: cochera sobre vista, sol sobre caminabilidad, suficientemente lista sobre impecable. Nada de esto es especulación; es lo que los agentes ven hacer a sus clientes cada mes. Pero seamos precisos con la evidencia: esto es comportamiento observado , contado por el campo, no una columna del MLS. La estrategia: piense en tipos de vecindario, no en nombres La versión práctica de la adaptación es la sustitución. Quien quería una casa en Noe Valley no está comprando en realidad un vecindario; está comprando un tipo: una casa independiente con luz, patio y un trayecto tolerable. Varios carriles venden ese tipo con una entrada más baja: Sunset y Parkside, Glen Park, Bernal Heights, el Outer Richmond. Quien compra un condominio en Pacific Heights tiene un mapa de sustitución distinto al de quien compra casa. El mapa de abajo es cómo agrupo la ciudad para este propósito, construido con una década de ventas cerradas. La ciudad, clasificada por rol. Cada subdistrito se ubica por sus propios datos unifamiliares (precio, intensidad de sobreprecio, mezcla de vivienda), no por su distrito completo. La cima del mercado se divide en dos: el Lujo pone precio a valor y apenas sobrepuja; el Prestigio lista bajo y sobrepuja fuerte. Las zonas blancas están dominadas por condominios o son muy delgadas para clasificarse. POTM Command vía MLS, 2016-2026. El "spillover", definido y sellado El spillover es la afirmación de que la demanda expulsada de los carriles trofeo reaparece como presión medible en los carriles sustitutos. Es una palabra precisa y útil, y es exactamente donde el comentario de mercado se adelanta a sus datos. Este es el sello que esta edición aplica cada vez: el spillover en San Francisco está observado, todavía no medido ampliamente . Los agentes ven en la casa abierta del Sunset a quien quedó fuera de Noe por precio. El MLS aún no puede distinguir a esa persona de la que siempre quiso el Sunset. Cuando dibujo esa conexión, es una línea punteada etiquetada "interés comprador observado", nunca una flecha sólida etiquetada "la demanda se movió aquí". Lo que los datos ya muestran Un lugar ya pasó de línea punteada a dato medido: el Distrito 2, Sunset y Parkside. En la ventana de unos 40 días hasta el 11 de julio, las casas ahí cerraron a una mediana de 146.8% de lista sobre 50 ventas: 96% se vendió sobre lo pedido, tres cuartas partes cerraron a 120% o más, y la venta mediana tomó 11 días. El centro de la distribución corre de 120% a 156%. No es una curiosidad de muestra delgada; es la lectura competitiva más fuerte de la ciudad, con mediana de $1.95M, exactamente en el distrito de casas accesibles adonde se muda quien quedó fuera de Noe o el Richmond. Seamos honestos con su composición: parte de ese 146.8% es la misma táctica de listar bajo que documentó la Edición #10, más intensa a precio medio. Pero 96% sobre lo pedido en 11 días, sobre una muestra fuerte, es competencia real, sea cual sea la estrategia de listado. Alrededor, el cuadro es gradual. Glen Park, junto a Noe, marca 120.3% con muestra pequeña y 3 activas contra 12 en contrato: direccional, apretado, rápido. Y dos vecindarios que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, no lo muestran en datos cerrados: sus muestras son delgadas y sus carriles de condominios cerraron cerca de 106% a 114%. El campo tuvo la mitad de la razón, y los datos dicen cuál mitad. Dónde está 2026: venta sobre lista, clasificada, los 30 subdistritos de casas. Medianas del año a la fecha por subdistrito, casas, contra la línea de la ciudad. El 146.8% citado en esta edición es la lectura agrupada más fresca de Sunset y Parkside de la ventana del 2 de junio al 11 de julio; los valores clasificados aquí son del año completo a la fecha, por eso corren un poco más fríos. La misma historia, dos velocidades de obturador. La prueba de diez años: qué dice una década sobre el spillover Si el spillover moviera 2026, los carriles sustitutos estarían acelerando por delante de los carriles trofeo. No es así. Reconstruí la década completa, 63,781 ventas cerradas de 2016 a este mes, agrupadas según el mapa de arriba, y corrí la prueba estacionalmente emparejada: enero a mediados de julio de 2026 contra la misma ventana de 2025. Todos los carriles de casas saltaron, y el núcleo de prestigio saltó más fuerte. La prueba del spillover: cambio de un año en venta sobre lista, casas, estacionalmente emparejado. Cambio en puntos porcentuales, 1 de enero al 16 de julio, 2026 contra 2025, agrupado. Si el spillover moviera 2026, la barra turquesa superaría a la de arcilla. No lo hace. MLS_EVENT_HISTORY vía POTM Command, ventas cerradas 2016-2026 depuradas. Casas de prestigio +18 Carriles sustitutos +16 Cinturón de valor (Distrito 10) +10 Mercado medio +9 Lujo +7 Carriles planos y condominios +3 Tres datos más de la década mantienen honesta la historia. Primero, los carriles sustitutos han registrado la venta sobre lista más alta de la ciudad en cada año de la década; listar bajo a precio medio es una estructura vieja ahí, no una llegada de 2026. Segundo, el dinero es distinto: las casas de Pacific Heights corrieron 62% en efectivo este año y Noe 52%, mientras Glen Park corrió 13% y el Excelsior y Portola cerca de 18%. Los carriles sustitutos se financian convencionalmente, con un grupo distinto al comprador trofeo rico en efectivo. Tercero, en los diez años completos la escalera de accesibilidad se comprimió desde abajo: Ingleside se apreció cerca de 75% y Central Richmond cerca de 70%, contra 33% de Pacific Heights y 62% de la ciudad. En el horizonte de la década, los carriles de casas más baratos ya hicieron la mayor parte del alcance. Cada vecindario, de un vistazo: la tabla de diez años La minigráfica lleva la forma de los últimos diez años en el ancho de una palabra; los extremos llevan los números. Lea el nivel, no el vaivén; las cuentas de un solo año son pequeñas. Venta sobre lista: precio de venta mediano como % del precio de lista · 2016 vs 2026 Vecindario Trayectoria de diez años 2016 2026 Cambio puntos, ’16 a ’26 Outer Sunset 116% 142% +26 pts Inner Sunset 116% 137% +21 pts Parkside 117% 135% +18 pts Central Sunset 117% 134% +17 pts Outer Parkside 118% 134% +16 pts Bernal Heights 114% 131% +17 pts Inner Richmond 110% 129% +19 pts Sunnyside 112% 127% +15 pts Miraloma Park 110% 125% +15 pts Central Richmond 109% 124% +15 pts Glen Park 109% 124% +15 pts Outer Richmond 111% 124% +13 pts Noe Valley 104% 123% +19 pts Crocker Amazon 104% 122% +18 pts Mission Terrace 108% 122% +14 pts Excelsior 113% 121% +8 pts Golden Gate Heights 107% 120% +13 pts Portola 107% 120% +13 pts Ingleside 109% 118% +9 pts Silver Terrace 108% 113% +5 pts Outer Mission 105% 113% +8 pts Inner Parkside 114% 112% -2 pts Bayview 108% 109% +1 pts Visitación Valley 112% 107% -5 pts Pacific Heights 101% 106% +5 pts Lower Pac Hts 100% 106% +6 pts Hayes Valley 101% 105% +4 pts Cow Hollow 97% 104% +7 pts Oceanview 107% 104% -3 pts Marina 98% 103% +5 pts Toda la ciudad 109% 122% Por qué 30 y no 90. San Francisco tiene cerca de 90 subdistritos SFAR. Aquí se muestran los 30 con suficientes cierres unifamiliares cada año para sostener una mediana confiable de la década. El resto está dominado por condominios o TIC, casi sin casas, o es demasiado delgado para leerse sin caer en la anécdota, así que se excluye en lugar de graficarse con baja confianza. El mercado de casas que mide esta edición vive casi por completo en estos 30. Los datos muestran dónde está la puja. El campo muestra a la gente cambiando aquello por lo que puja. Mantenga esas dos frases separadas y podrá confiar en ambas. La disciplina de esta edición Qué significa para quien compra Si está comprando en los carriles sustitutos, presupueste con precios cerrados, no con precios de lista; en Sunset y Parkside la casa mediana cerró 47 puntos sobre lista. Pida a su agente el historial de venta sobre lista de la cuadra específica, decida su número antes del día de ofertas, y recuerde lo que el mapa dice sobre el tipo: el mismo dinero compra un proceso distinto y más calmado un grupo más allá. El cinturón de valor y el mercado medio sobrepujan menos entre los grupos de casas, cargan el inventario activo de casas más grande de la ciudad, y ahí quien financia es la norma, no la excepción. Qué significa para quien vende Si tiene una casa en un carril sustituto, este es el montaje vendedor más fuerte de la ciudad: competencia de nivel prestigio sin precio de entrada de prestigio. Pero el titular del 146% lo produce un precio que invita competencia, no el deseo. Con el precio que espera obtener, la misma casa se queda sentada. Y si su propiedad está en los carriles planos, póngale precio con los datos de su propio carril; pedir prestado el calor del mercado de casas es cómo los condominios se quedan viejos en el mercado. Los indicadores que estoy observando Seis señales subirían el spillover de observado a medido, y ninguna es un titular: la venta sobre lista anual de los carriles sustitutos subiendo más rápido que el núcleo de prestigio; las razones de contrato a activo apretándose ahí primero; los días en mercado comprimiéndose mientras los carriles trofeo se mantienen; los conteos de ofertas y descargas de divulgaciones cambiando (datos de campo y CRM, seguidos con disciplina); la proporción de efectivo subiendo en los carriles financiados; y la brecha de listar bajo ampliándose más allá de su norma de la década. Seguiré corriendo esta prueba cada ciclo y reportándola en cualquier sentido. La ventaja del agente Cualquiera puede citar el 146%. La ventaja es saber qué parte es táctica de precio, qué parte es competencia, a qué carriles no ha llegado, y qué ha perdido ya la persona compradora al otro lado de la mesa. Los datos son el piso. La lectura es la ventaja. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #11 (esta edición) 17 jul 2026 Sin moverse por la historia de las casas. Mientras el sobreprecio corrió un nivel debajo del núcleo trofeo, el corredor y el centro de condominios cerraron cerca de lo pedido, y los dos carriles planos que el campo nombró como candidatos a spillover, Hayes Valley y Lower Pacific Heights, siguieron calmados en datos cerrados. Sigue siendo la apertura de compra más clara de la ciudad. #10 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. Ver las 8 lecturas anteriores Edición Fecha Lectura Llamado #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave El sobreprecio extremo sigue estrecho y liderado por el prestigio. El alza de 2026 levantó todos los carriles de casas, con el núcleo trofeo al frente, así que el spillover como migración sigue observado, no probado. Sunset y Parkside es la excepción medida: 146.8% de lista sobre 50 ventas, 96% sobre lo pedido, 11 días. Muestra fuerte, un nivel debajo del núcleo trofeo. En los carriles sustitutos se financia; en los trofeo se paga efectivo. Grupos distintos, jugadas distintas. Compra: presupueste con los precios cerrados de la cuadra y considere los carriles más calmados del mapa. Venta en carriles sustitutos: ponga un precio que invite competencia. Carriles planos: precio con sus propios datos. El campo tuvo la mitad de la razón sobre el spillover. Los datos dicen cuál mitad, y esta prueba se repite cada edición. Explore cada vecindario, carril y ventana en Paulo's Pulse App . Fuentes y lecturas relacionadas Case-Shiller, tercio de precio bajo, área metropolitana de San Francisco (FRED) Case-Shiller, tercio de precio medio, área metropolitana de San Francisco (FRED) Todas las guías de vecindarios Tema: el sobreprecio en San Francisco, toda la pregunta en un lugar Edición #10: Un millón sobre lo pedido Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Cifras derivadas del MLS de San Francisco vía POTM Command, la capa gobernada de análisis. Ventanas recientes: ventas cerradas del 2 de junio al 11 de julio de 2026, unifamiliares salvo que se indique; venta sobre lista mayor a 200% excluida como error de captura; vecindarios de muestra pequeña marcados como direccionales o delgados. Serie de la década: MLS_EVENT_HISTORY, 63,781 eventos cerrados 2016-2026, depurados por listado; comparaciones emparejadas del 1 de enero al 16 de julio de cada año. Nota de cobertura: las vistas clasificada y de diez años muestran los 30 subdistritos con suficiente volumen unifamiliar anual para una mediana confiable; el resto de los cerca de 90 subdistritos SFAR está dominado por condominios o TIC, o es muy delgado, y se excluye en lugar de graficarse con baja confianza. Venta sobre lista y precios son medianas por vivienda; 2026 es un año parcial. La lectura de Sunset y Parkside es un nivel actual con contexto de década, no un pronóstico. Información general, no un pronóstico ni asesoría individual; Paulo no da asesoría legal, fiscal ni de préstamos. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #10: A Million Over Asking | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-10-a-million-over-asking/

Paulo's Pulse ↗ POTM Blog Issue #10, July 14, 2026 A Million Over Asking Compass economist Mike Simonsen's July report notes that 44 San Francisco homes sold at least $1 million over asking in June, and credits an AI wealth boom. I went into those June closings to see what is inside the number. It is real, and it is a trophy-house story in three neighborhoods, powered by cash and inflated by how those homes were priced. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published July 14, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #10 · The numbers 45 Homes that closed at least $1M over list this June 80% Were single-family houses, in just three districts 54% Of that group paid cash, versus 29% of all house buyers Mike Simonsen, Compass's chief economist, published his July San Francisco report this week, with data through June. He leads with a striking line: in June, 44 homes in the city sold for at least a million dollars over asking, which he reads as an AI-driven wealth boom pulling the market to record heights. It is an excellent report, and the number is real. His is the national, top-down view; what I can add from here is the block-by-block companion, so I pulled the same closings from the MLS to see how they look up close. Here is the local read, offered alongside his. Houses, last 30 days $2.11M median sale price, up about 24% in a year 125% of list; 90% sold over asking Condos, last 30 days $1.23M median, up about 5% in a year 101% of list; a steadier lane What is inside the number The homes behind that headline are a specific set: every San Francisco closing in June, Districts 1 through 10, that beat its list price by a million dollars or more. There are about forty-five of them, and their composition tells you far more than the count does. For what it is worth, running the same June closings independently lands me at forty-five, one more than the figure making the rounds. Nothing turns on it. The difference is a single tenancy-in-common that sits just outside a strict house-and-condo count, a fair reminder that a tally like this is only as sharp as where you draw the property-type line. The homes themselves, with photos and full detail, are on Compass. See all 45 on Compass if you want to walk the list. It is a house story, in three neighborhoods Thirty-six of them were single-family houses. Only two were condos, and the other seven were house-type properties too, mostly small two- and three-unit buildings and a townhouse. So this is not the market most buyers are shopping. It is the detached-house top end. And it is not spread across the city. Three districts hold 36 of the 45: the central spine of Noe Valley, Eureka Valley, Cole Valley and the Haight had 14; the Richmond, Sea Cliff and Lake Street had 13; and Pacific Heights, the Marina and Cow Hollow had 9. Everywhere else in the city, combined, produced nine. I will note without overselling it that my own District 1 was the second-busiest on this list. It is happening on my streets, and it is still a narrow slice of them. Where the million-over homes clustered, June 2026. Rings mark the three districts that held 36 of the 45: the Richmond (13), Marina and Pacific Heights (9), and Noe, Castro and Haight (14). Shading is price per square foot. POTM Command via MLS. A closer look at how these homes were priced Here is what the block-level view adds. Selling a million over asking measures the gap between the list price and the sale price, and that gap is set by two very different things: how badly buyers want the home, and how the agent chose to price it. In this group, pricing did a lot of the work. Those 45 homes cleared a median of 144% of their list price, taken home by home. The median list was $3.5M and the median sale was $4.95M, and they did it in a median of nine days. That is the typical home in this group clearing 44% over its list, and a home does not organically sell that far over its own asking. Those list prices were set deliberately low to start a bidding war, which is a common and legal strategy in this city, especially for houses in exactly these neighborhoods. The demand behind the final number is real. The size of the "over asking" figure is, in meaningful part, a listing tactic. Naming that plainly is exactly what a block-by-block read is for. The overbid is a pricing story, June 2026 Median for the 45 homes that sold $1M+ over list. They cleared a median 144% of list in 9 days. The million-over homes cleared 144% of list Median sale-to-list for the 45-home group, June 2026. The dashed tick is asking price. At the extreme, the tactic is even starker, though it comes with a caveat. The single widest overbid of the year was a home across from Ocean Beach, listed at $1.495M and sold for $3.5M in cash, 234% of list. But the very top of the overbid list is not all bidding wars. Two of the three homes that cleared 200% of list this spring were estate and trust sales, listed low and sold as-is, which inflates the gap without a frenzy behind it. Even the extreme tail is telling you the same thing: the number is about how a home was priced. The same homes, priced a year ago This is the part worth sitting on, because it is the heart of it. Underpricing houses is not new in San Francisco. Even in June 2019, before the pandemic, houses here sold at about 115% of list. The tactic is old. What changed is how hard it is being pushed. A year ago, in June 2025, the typical San Francisco house sold at 111% of list. This June it was 124%, the widest gap in my data going back to 2016, and a 13-point jump in a single year. Now look at what moved and what did not: median list prices rose about 7% year over year, while median sale prices rose about 24%. The list prices stayed anchored near last year while the market ran, and the space between them is exactly what gets reported as "over asking." How far over asking houses sold, June Median sale-to-list minus 100, all single-family. POTM Command via MLS, Districts 1-10. Underpricing is old; this year it is the most aggressive since 2016. You can see it best one house at a time, and I pulled the sale history to check. In Corona Heights, a home that last sold for about $2.25M in 2018 came to market this June listed at $2.098M, below its own eight-year-old price, and sold for $3.475M: 166% of list in fourteen days. In my own Central Richmond, one that last sold for about $2.23M in 2017 was listed at $2.95M and closed at $4.1M in ten days. In both cases the list price acknowledged a fraction of the market's move; the sale price acknowledged all of it. The "over asking" number is the distance between an honest price and a strategic one. Put the appreciation in perspective, because two very different things hide inside these sales. The long-term owners, the ones who held seven, eight, nine years, compounded at about 7% a year: the Central Richmond home up 84% in total lands right there. Strong and steady, and unremarkable once you annualize it. The eye-popping numbers all came from the other group: homes bought in 2024 or 2025 and resold this year, up 50%, 130%, even 300% annualized. That is not the market handing out money. That is renovation and rebuilds, value someone added and resold. Citywide, the median house has compounded near 5% a year over the decade and closer to 3% since 2019. And here is the tell: every one of these homes, the slow gainer and the seven-month flip alike, still sold at least 20% over asking. The overbid is not a measure of how much a home appreciated. It is a pricing choice laid on top of whatever the home actually did. Two stories inside the trophy sales, median annual gain Compound annual growth between prior and 2026 sale. The wild numbers are flips and rebuilds, not the market. POTM Command via MLS. None of this means the demand is fake. Price these sales by last year's convention and the premium roughly halves, but it does not vanish, because buyers are genuinely competing. At the very top the tactic matters least: a Pacific Heights home listed at $6M sold at $7.6M, 127% of list, priced close to its tier and simply drawing a deeper pocket. Two things are true at once: homes are worth more, and the over-asking figure is inflated by list prices that stopped keeping up. Two different sales behind one number Those 45 homes are not even one kind of sale. Split them by where they sit and two stories appear. In the three blue-chip districts, the Richmond, the central spine from Noe to Cole, and Pacific Heights, these are trophy houses, mostly long held, trading at a median near $5M. Real owners, real appreciation, priced low and bid up. The other nine, out in the Mission, the Sunset, Forest Hill and Hayes Valley, are a different trade. They sell a full tier lower, near $3.45M, yet they were listed even more aggressively, and nearly half were recent flips or rebuilds, bought, renovated and resold inside a year or two. Same million-over-asking headline, two engines underneath: concentrated wealth buying scarce blue-chip houses on one side, the renovation trade working the middle of the market on the other. With only nine homes on that second side, treat it as a direction rather than a hard count, but the split is real, and it is worth knowing which of the two your own block belongs to. The cash fingerprint is the real evidence If you want proof that concentrated wealth is driving this top end, do not point at the overbid, point at the financing. That 45-home group was 54% all cash. Across all June house sales the cash share was 29%, and across all sales it was 33%. So the homes at the very top of the overbid list were bought with cash at nearly twice the rate of the market around them. That is the measurable signature of wealth: buyers who do not need a loan, do not flinch at 6.5% mortgage rates, and can remove financing to win. It is a small, specific, cash-heavy cohort, and it is pulling the citywide house median up with it. Open the full data table By the numbers Metric Reading Context Homes that sold $1M+ over list, June (D1-10) about 45 The full set behind the June headline, Districts 1-10 Single-family share of that group 80% (36 of 45) Only 2 were condos Where they were 36 of 45 in three districts D5 Noe/Eureka/Cole 14, D1 Richmond/Sea Cliff 13, D7 Pac Hts/Marina 9 Cash share of the group 54% Versus 29% of all June house sales, and 33% of all sales Median sale-to-list, the group 144% List $3.5M, close $4.95M, a median of 9 days on market Widest overbid this spring 234% of list An Ocean Beach home listed $1.495M, sold $3.5M cash; the extreme tail skews to estate sales Typical house sale-to-list, June 124% of list Up from 111% a year ago and 115% pre-pandemic 2019; widest since 2016 List vs sale price growth, year over year list +7%, sale +24% List prices stopped keeping pace with the market Same-home appreciation, long-held trophy homes about 7% a year Median repeat sale held 3+ years; a 50 to 84% total over 7 to 9 years Citywide house appreciation about 5% a year over a decade Closer to 3% a year since 2019; annualized, this is not a mania Homes $1M+ over list, this spring 133 March to June; 6 last spring, prior record 33 in 2022 Cash share, this spring vs the 2021 boom 34% vs 18% Highest in a decade; 2021 ran on sub-3% mortgages, this one on cash Luxury volume this spring, $5M+ houses 86, an all-time high Nearly double last spring; $3M+ condos also a record at 74 Genuine premium vs manufactured, the group about a third genuine, two-thirds underpriced Genuine median close $6.85M; underpriced median 151% of list, four listed below prior sale If listed at the normal SF overbid about 7 of 133 survive At 110 to 115% of list, only the genuine $9M+ homes still clear $1M over Where the group was listed, by list price half under $3M, a fifth under $2M Buyers shop the list; the $1.5M to $3M band is the most exposed Citywide houses, last 30 days $2.11M, 125% of list Up about 24% in a year, 90% sold over asking Citywide condos, last 30 days $1.23M, 101% of list Up about 5% in a year, a steadier lane Tenancy-in-common lane, trailing year $1.10M, flat Essentially unchanged, the genuinely soft segment How this spring compares Step back ten years and this spring is not a hot version of a normal market, it is a different market. The 44 sales in June that started all of this are one month of a spring that produced 133 homes selling a million or more over list, March through June. Last spring there were six. The frenzied spring of 2022, the prior record, had 33. In most of the last ten springs the number sat in the single digits. This is not the top of a trend, it is a break from it. And the median spring house, at $2.13M, is an all-time high, up about 20% in a single year. Homes that sold $1M+ over list, by spring March through June closings, Districts 1-10, all types. Prior record 33 in 2022; six last spring. POTM Command via MLS. The engine also changed. The last time spring ran this hot was 2021, but that boom was built on cheap money: only 18% of buyers paid cash, the lowest in the decade, because sub-3% mortgages did the lifting. This spring, with rates near 6.5%, 34% paid cash, the highest in the decade. Same heat, opposite engine. 2021 was leverage. This one is wealth, buyers who do not need the rate to cooperate. And it is not only the overbids. The very top of the market hit record volume this spring too: 86 houses sold for $5M or more and 74 condos for $3M or more, both all-time highs, and both roughly double last spring. So even as the broad condo market stays calm, the very top of it is trading at a record pace. Three signals at once, the overbids, the luxury houses, the luxury condos, and the common thread across all of them is cash. How much of it was real Not all of these were bidding wars. Split the homes by what produced the million-dollar gap and about a third were genuine: expensive homes, a median close near $6.85M, listed near value and bid up a normal 15 to 30 percent, real competition. The other two-thirds were underpriced: mid-priced homes near $3.66M run up 30 to 90 percent, a median 151 percent of list, and four were listed below their own prior sale. The higher the price, the more real the overbid; the more mid-market, the more it was the listing tactic. Here is the sharpest way to see it. Had these same homes been listed at San Francisco's normal overbid, the 110 to 115 percent of list the city has run even in ordinary years, only about seven of the 133 would still have cleared a million over asking, the genuine homes above $9M where a million dollars is a small percentage. Everything else is a million over only because it was listed low. It is a real market, running hot, dressed up by how the homes were priced. Where the over-ask homes were listed, spring 2026 By list price, which is what a buyer shops. Half were listed under $3M, a fifth under $2M. Districts 1-10. POTM Command via MLS. And read the price points honestly, because this is where it matters for buyers. These homes sold at a median of $4.5M, so it is easy to file the whole thing under luxury. But buyers shop the list, not the sale, and the lists ran low: half of these homes were listed under $3M and a fifth under $2M. A buyer touring a two-million-dollar house in these neighborhoods is not safely below the fray, they are the most exposed to a manufactured war, because that is exactly the band that gets underpriced. The honest counsel is not fear, it is precision: do not trust the list, underwrite to what the block is really worth. The AI read, and what the numbers show up close Simonsen ties this to AI wealth, and the timing and the money both fit. What my closings add is the texture underneath that: the wealth shows up unmistakably in the cash share. Where exactly it originates my records cannot say, and it is probably mixed, equity-rich AI and tech buyers alongside longtime owners trading up, out-of-area money, and families pooling resources. So take both together, his read on the source and the block-level detail on how it is landing. The wealth is real and concentrated, and it is buying scarce houses in a handful of neighborhoods. The other lane, for almost everyone else Step outside those 45 homes and the market is far calmer than the citywide number suggests. Over the last 30 days, citywide houses ran a $2.11M median at 125% of list, genuinely hot. But condos ran a $1.23M median at 101% of list, up about 5% in a year, a steady climb rather than a frenzy. Tenancy-in-common homes, the city's value lane, were essentially flat over the trailing year at about $1.1M. Most people buying in San Francisco right now are not in a bidding war a million over asking. They are in a normal, competitive-but- sane market. The frenzy is loud precisely because it is rare. A million over asking measures how a home was priced as much as how badly it was wanted. The demand is real. The size of the number is, in part, a listing tactic. Paulo Serna, Pulse #10 Scoreboard update The AI wealth story, read honestly, is a west-side and central house story. The condo towers closest to the actual AI offices, in SoMa, Mission Bay and South Beach, remain the soft end of the market. South Beach condos ran about 10% below last year in the July report even as their sales volume climbed. Activity is returning to that corridor, but pricing has not, which keeps it the clearest opening for a patient buyer. The headline and the opportunity are in two different parts of the city. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #10 (this issue) Jul 14, 2026 Still soft while the headline is elsewhere. June's million-over-asking story is a west-side and central house market, not the AI-corridor towers. District 9 condos, SoMa, Mission Bay and South Beach, ran about 10% below last year even as volume climbed. Activity returns to the corridor; pricing has not. Still the clearest buyer opening in the city. #09 Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. Show the 7 earlier readings Issue Date Reading Call #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. What this means for you Buying a trophy house in District 1, 5 or 7? Assume the list price is a floor, not a target, and bring a real walk-away number so a manufactured bidding war does not become your emotion managing your money. Buying almost anywhere or anything else? Do not let a citywide number talk you into overpaying for a market that is not actually that hot; in condos you still have room and time. Selling a house in those top neighborhoods? The price-it-low-and-let-it-run playbook is working, but it is a tactic with real tradeoffs, not magic, and it only works with the right home, the right prep and the honest expectation that some buyers walk when they sense the game. Selling anything else? Price to your block's real number and let the market meet it. If you want to know which of these lanes your specific home or search sits in, that is exactly the conversation I am here for. Takeaways The headline is real: about 45 San Francisco homes sold at least $1M over asking in June, a narrow, specific set. It is a house story: 36 of the 45 were single-family, only two were condos. It is two trades: the blue-chip 80% (36 homes in the Richmond, Noe-to-Cole, and Pacific Heights) are long-held trophy houses near $5M; the other 20% in the Mission and Sunset are mostly renovation flips, a tier lower and listed even harder. Cash is the real evidence: that group was 54% cash versus 29% of all June house buyers. The overbid size is partly a tactic: the group cleared a median 144% of list, list $3.5M to close $4.95M, in 9 days. Underpricing is old but newly aggressive: houses sold at 124% of list in June, up from 111% a year ago and 115% pre-pandemic, as list prices rose 7% while sales rose 24%. The sale history proves it: homes came to market listed at or below prior-cycle prices, then cleared 130 to 166% of list. Annualized, appreciation is sober: long-held trophy homes compounded near 7% a year, the citywide median near 5% over a decade. The headline totals are loud; the yearly return is not. This is the most extreme spring in a decade: 133 homes sold $1M+ over list, versus 6 last spring and a prior record of 33 in 2022, and at 34% cash it runs on wealth, not the 18%-cash leverage of the 2021 boom. The whole top end hit record volume: 86 houses sold for $5M+ and 74 condos for $3M+ this spring, both all-time highs and both roughly double last spring. About a third of the overbids were genuine premiums (median close $6.85M, bid up a normal 15 to 30%); two-thirds were underpriced mid-market homes run up a median 151% of list, four listed below their own prior sale. The counterfactual is the proof: priced at San Francisco's normal 110 to 115% overbid, only about 7 of the 133 would still clear $1M over asking, the genuine $9M+ homes. Buyers shop the list, and the list ran low: half these homes were listed under $3M and a fifth under $2M, so a $1.5M to $3M buyer in the hot zones is the most exposed, not the least. Underwrite to the block, not the list. Everyone else is calmer: condos up about 5% at 101% of list, TIC flat, most buyers are not in a million-over war. This issue builds on the July 2026 report from Mike Simonsen with a block-by-block local read from the MLS. Download the full report (PDF) for every chart and neighborhood table. Sources and further reading Case-Shiller high price tier, San Francisco metro area (FRED) California Association of Realtors county sales activity, including San Francisco County Topic: San Francisco overbidding, the whole question in one place Outer Sunset neighborhood guide Noe Valley neighborhood guide How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Reproduction and decomposition figures are from POTM Command governed MLS data (closed sales, San Francisco Districts 1 through 10, June 2026), pulled July 11, 2026. The $1M+ over-list group is the 45 closings whose sale price exceeded list price by at least $1,000,000. Citywide house and condo readings are trailing-30-day medians through July 11, 2026. The third-party frame is Mike Simonsen's July 2026 San Francisco report for Compass (Compass via MLS data, through June 2026). Prices are medians unless noted, and sale-to-list percentages are medians taken home by home, so they need not equal one median price divided by another. Financed and cash shares are of sales with reported financing. General information, not a forecast or individual advice. Historical sale-to-list comparisons use closed sales 2016 through June 2026; individual home examples come from matched prior sales in that record and are identified by neighborhood only, never by address. Same-home appreciation is a compound annual growth rate between a home's prior recorded sale and its 2026 sale; holds under three years are excluded from appreciation figures because renovations and rebuilds inflate them. Citywide appreciation is the compound annual growth of the June median single-family sale price. District and neighborhood breakdowns run on small monthly samples, often nine to fourteen sales, and should be read as directional, not firm. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #10: Un millón sobre lo pedido | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-10-un-millon-sobre-lo-pedido/

Pulso de Paulo ↗ POTM Blog Edición #10, 14 de julio de 2026 Un millón sobre lo pedido El reporte de julio de Mike Simonsen, economista de Compass, senala que 44 casas en San Francisco se vendieron al menos un millón de dólares sobre lo pedido en junio, y lo atribuye a un auge de riqueza por la IA. Entre a esos cierres de junio para ver que hay dentro del número. Es real, y es una historia de casas trofeo en tres vecindarios, impulsada por efectivo e inflada por la forma en que se fijaron esos precios. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 14 de julio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #10 · En números 45 Casas que cerraron al menos $1M sobre lista este junio 80% Eran casas unifamiliares, en solo tres distritos 54% De ese grupo pago en efectivo, contra 29% de todos los compradores de casa Mike Simonsen, economista en jefe de Compass, publicó esta semana su reporte de julio sobre San Francisco, con datos hasta junio. Simonsen abre con una línea llamativa: en junio, 44 casas en la ciudad se vendieron por al menos un millón de dólares sobre lo pedido, lo que el interpreta como un auge de riqueza impulsado por la IA que lleva al mercado a máximos históricos. Es un reporte excelente, y el número es real. La suya es la vista nacional, de arriba hacia abajo; lo que yo puedo agregar desde aquí es el complemento cuadra por cuadra, así que saque los mismos cierres del MLS para verlos de cerca. Esta es la lectura local, ofrecida junto a la suya. Casas, últimos 30 días $2.11M mediana de venta, alza de cerca de 24% anual 125% de lista; 90% se vendio sobre lo pedido Condominios, últimos 30 días $1.23M mediana, alza de cerca de 5% anual 101% de lista; un carril más estable Que hay dentro del número Las casas detrás de ese titular son un grupo específico: cada cierre de junio en San Francisco, Distritos 1 al 10, que superó su precio de lista por un millón de dólares o más. Hay alrededor de cuarenta y cinco, y su composición dice mucho más que el conteo. Por si sirve, correr los mismos cierres de junio de forma independiente me da cuarenta y cinco, uno más que la cifra que circula. Nada depende de eso. La diferencia es una sola tenencia en común que queda justo fuera de un conteo estricto de casas y condominios, un recordatorio justo de que un conteo así es tan preciso como el punto donde uno traza la línea del tipo de propiedad. Las casas mismas, con fotos y todos los detalles, están en Compass. Vea las 45 en Compass si quiere recorrer la lista. Es una historia de casas, en tres vecindarios Treinta y seis de ellas eran unifamiliares. Solo dos eran condominios, y las otras siete también eran propiedades tipo casa, en su mayoría pequeños edificios de dos y tres unidades y una casa adosada. Así que esto no es el mercado que la mayoría de los compradores está buscando. Es el segmento alto de casas separadas. Y no está repartido por toda la ciudad. Tres distritos concentran 36 de las 45: la columna central de Noe Valley, Eureka Valley, Cole Valley y el Haight tuvo 14; el Richmond, Sea Cliff y Lake Street tuvieron 13; y Pacific Heights, la Marina y Cow Hollow tuvieron 9. Todo el resto de la ciudad, junto, produjo nueve. Lo dire sin exagerarlo: mi propio Distrito 1 fue el segundo más activo de está lista. Esta pasando en mis calles, y aun así es una franja estrecha de ellas. Dónde se concentraron las casas de un millón sobre lo pedido, junio 2026. Los circulos marcan los tres distritos que concentraron 36 de las 45: el Richmond (13), Marina y Pacific Heights (9), y Noe, Castro y Haight (14). El sombreado es el precio por pie cuadrado. POTM Command vía MLS. Una mirada de cerca a cómo se fijaron estos precios Esto es lo que agrega la mirada cuadra por cuadra. Vender un millón sobre lo pedido mide la brecha entre el precio de lista y el precio de venta, y esa brecha la fijan dos cosas muy distintas: cuánto desean los compradores la casa, y cómo eligió ponerle precio el agente. En este grupo, el precio hizo gran parte del trabajo. Esas 45 casas cerraron a una mediana de 144% de su precio de lista, tomada casa por casa. La lista mediana fue de $3.5M y la venta mediana de $4.95M, y lo hicieron en una mediana de nueve días. Esa es la casa típica de este grupo cerrando 44% sobre su lista, y una casa no se vende de forma orgánica tan por encima de su propio precio pedido. Esos precios de lista se fijaron a propósito por lo bajo para iniciar una guerra de ofertas, una estrategia común y legal en esta ciudad, sobre todo para casas en exactamente estos vecindarios. La demanda detrás del número final es real. El tamaño de la cifra de "sobre lo pedido" es, en parte importante, una táctica de listado. Nombrarlo con claridad es justo para lo que sirve una lectura cuadra por cuadra. El sobreprecio es una historia de precio, junio 2026 Mediana de las 45 casas que se vendieron $1M+ sobre lista. Cerraron a una mediana de 144% de lista en 9 días. Las casas de un millón sobre lo pedido cerraron al 144% de lista Venta sobre lista mediana del grupo de 45 casas, junio 2026. La marca punteada es el precio pedido. En el extremo, la táctica es aún más marcada, aunque con una advertencia. El mayor sobreprecio del año fue una casa frente a Ocean Beach, listada en $1.495M y vendida en $3.5M en efectivo, 234% de lista. Pero la cima de esa lista no es toda guerras de ofertas. Dos de las tres casas que superaron el 200% de lista esta primavera fueron ventas de sucesión y fideicomiso, listadas bajo y vendidas como están, lo que infla la brecha sin un frenesí detrás. Incluso el extremo dice lo mismo: el número es sobre cómo se fijó el precio de la casa. Las mismas casas, con precio de hace un año Vale la pena detenerse aquí, porque es el corazón del asunto. Subvaluar casas no es nuevo en San Francisco. Incluso en junio de 2019, antes de la pandemia, las casas aquí se vendian a cerca del 115% de lista. La táctica es vieja. Lo que cambió es cuánto se está forzando. Hace un año, en junio de 2025, la casa típica de San Francisco se vendió al 111% de lista. Este junio fue 124%, la brecha más amplia en mis datos desde 2016, y un salto de 13 puntos en un solo año. Ahora vea que se movió y que no: los precios de lista medianos subieron cerca de 7% anual, mientras los precios de venta medianos subieron cerca de 24%. Los precios de lista se quedaron anclados cerca del año pasado mientras el mercado corria, y el espacio entre ellos es exactamente lo que se reporta como "sobre lo pedido." Cuanto sobre lo pedido se vendieron las casas, junio Venta sobre lista mediana menos 100, todas unifamiliares. POTM Command vía MLS, Distritos 1-10. La subvaluación es vieja; este año es la más agresiva desde 2016. Se ve mejor casa por casa, y saque el historial de ventas para comprobarlo. En Corona Heights, una casa que se vendió por última vez en cerca de $2.25M en 2018 salio al mercado este junio con lista de $2.098M, por debajo de su propio precio de hace ocho años, y se vendió en $3.475M: 166% de lista en catorce días. En mi propio Central Richmond, una casa que se vendió por última vez en cerca de $2.23M en 2017 se listo en $2.95M y cerró en $4.1M en diez días. En ambos casos el precio de lista reconocio una fracción del movimiento del mercado; el precio de venta lo reconocio completo. El número de "sobre lo pedido" es la distancia entre un precio honesto y uno estratégico. Ponga la apreciación en perspectiva, porque dos cosas muy distintas se esconden dentro de estas ventas. Los dueños de largo plazo, los que mantuvieron siete, ocho, nueve años, se compusieron a cerca de 7% al año: la casa de Central Richmond con +84% total cae justo ahí. Fuerte y constante, y poco notable una vez que lo anualiza. Los números que saltan a la vista vinieron todos del otro grupo: casas compradas en 2024 o 2025 y revendidas este año, con +50%, +130%, incluso +300% anualizado. Eso no es el mercado regalando dinero. Es renovación y reconstrucción, valor que alguien agrego y revendio. En toda la ciudad, la casa mediana se ha compuesto cerca de 5% al año en la década y más cerca de 3% desde 2019. Y aquí está la señal: cada una de estas casas, la de ganancia lenta y la reventa de siete meses por igual, se vendió al menos 20% sobre lo pedido. El sobreprecio no mide cuánto se aprecio una casa. Es una elección de precio puesta encima de lo que la casa realmente hizo. Dos historias dentro de las ventas trofeo, ganancia anual mediana Crecimiento anual compuesto entre la venta previa y la de 2026. Los números salvajes son reventas y reconstrucciones, no el mercado. POTM Command vía MLS. Nada de esto significa que la demanda sea falsa. Ponga a estas ventas el precio con la convención del año pasado y el sobreprecio se reduce cerca de la mitad, pero no desaparece, porque los compradores compiten de verdad. En la cima la táctica importa menos: una casa de Pacific Heights listada en $6M se vendió en $7.6M, 127% de lista, con precio cerca de su nivel y simplemente atrajo un bolsillo más profundo. Dos cosas son ciertas a la vez: las casas valen más, y la cifra de sobre lo pedido está inflada por precios de lista que dejaron de seguir el ritmo. Dos ventas distintas detrás de un mismo número Esas 45 casas no son ni siquiera un solo tipo de venta. Sepárelas por donde están y aparecen dos historias. En los tres distritos de primer nivel, el Richmond, la columna central de Noe a Cole, y Pacific Heights, son casas trofeo, en su mayoría de largo plazo, cambiando de manos a una mediana cercana a $5M. Dueños reales, apreciación real, con precio bajo y ofertas por encima. Las otras nueve, en la Mission, el Sunset, Forest Hill y Hayes Valley, son otro negocio. Se venden un nivel completo más abajo, cerca de $3.45M, y aun así se listaron de forma aún más agresiva, y casi la mitad fueron reventas o reconstrucciones recientes, compradas, renovadas y revendidas en uno o dos años. El mismo titular de un millón sobre lo pedido, dos motores debajo: riqueza concentrada comprando casas escasas de primer nivel por un lado, y el negocio de la renovación trabajando el medio del mercado por el otro. Con solo nueve casas de ese segundo lado, tómelo como una dirección y no como un conteo firme, pero la división es real, y vale la pena saber a cuál de las dos pertenece su propia cuadra. La huella del efectivo es la evidencia real Si quiere prueba de que la riqueza concentrada impulsa este segmento alto, no senale el sobreprecio, senale el financiamiento. Ese grupo de 45 casas fue 54% en efectivo. En todas las ventas de casa de junio la proporción en efectivo fue de 29%, y en todas las ventas fue de 33%. Así que las casas en la cima de la lista de sobreprecio se compraron en efectivo a casi el doble de la tasa del mercado a su alrededor. Esa es la firma medible de la riqueza: compradores que no necesitan préstamo, no se inmutan ante tasas hipotecarias de 6.5% y pueden quitar el financiamiento para ganar. Es un grupo pequeño, específico y cargado de efectivo, y está jalando hacia arriba la mediana de casas de toda la ciudad. Abrir la tabla completa de datos En números Métrica Lectura Contexto Casas que se vendieron $1M+ sobre lista, junio (D1-10) unas 45 El grupo completo detrás del titular de junio, Distritos 1-10 Proporción unifamiliar de ese grupo 80% (36 de 45) Solo 2 eran condominios Dónde estaban 36 de 45 en tres distritos D5 Noe/Eureka/Cole 14, D1 Richmond/Sea Cliff 13, D7 Pac Hts/Marina 9 Proporción en efectivo del grupo 54% Contra 29% de todas las ventas de casa en junio, y 33% de todas las ventas Venta sobre lista mediana, el grupo 144% Lista $3.5M, cierre $4.95M, una mediana de 9 días en mercado Mayor sobreprecio esta primavera 234% de lista Una casa frente a Ocean Beach listada en $1.495M, vendida en $3.5M en efectivo; el extremo tiende a ventas de sucesión Venta sobre lista, casa típica, junio 124% de lista Contra 111% hace un año y 115% prepandemia 2019; la más amplia desde 2016 Crecimiento lista contra venta, anual lista +7%, venta +24% Los precios de lista dejaron de seguir el ritmo del mercado Apreciación misma casa, trofeos de largo plazo cerca de 7% al año Reventa mediana con 3+ años; un total de 50 a 84% en 7 a 9 años Apreciación de casas en la ciudad cerca de 5% al año en una década Más cerca de 3% al año desde 2019; anualizado, no es una manía Casas $1M+ sobre lista, esta primavera 133 De marzo a junio; 6 la primavera pasada, récord anterior 33 en 2022 Efectivo, esta primavera contra el auge de 2021 34% contra 18% Lo más alto de la década; 2021 corrió con hipotecas bajo 3%, este con efectivo Volumen de lujo esta primavera, casas $5M+ 86, un máximo histórico Casi el doble de la primavera pasada; condominios $3M+ también récord en 74 Premium genuino contra manufacturado, el grupo cerca de un tercio genuino, dos tercios subvaluado Genuino cierre mediano $6.85M; subvaluado mediana 151% de lista, cuatro listados bajo su venta previa Si se listaran al sobreprecio normal de SF cerca de 7 de 133 sobreviven Al 110 a 115% de lista, solo las casas genuinas de $9M+ superan $1M sobre lo pedido Dónde se listo el grupo, por precio de lista la mitad bajo $3M, una quinta parte bajo $2M Los compradores buscan por lista; la banda $1.5M a $3M es la más expuesta Casas en la ciudad, últimos 30 días $2.11M, 125% de lista Alza de cerca de 24% anual, 90% se vendió sobre lo pedido Condominios en la ciudad, últimos 30 días $1.23M, 101% de lista Alza de cerca de 5% anual, un carril más estable Carril de tenencia en común, año móvil $1.10M, plano Prácticamente sin cambio, el segmento genuinamente suave Cómo se compara esta primavera Dé un paso atrás diez años y esta primavera no es una versión caliente de un mercado normal, es un mercado distinto. Las 44 ventas de junio que iniciaron todo esto son un mes de una primavera que produjo 133 casas vendidas un millón o más sobre lista, de marzo a junio. La primavera pasada hubo seis. La frenética primavera de 2022, el récord anterior, tuvo 33. En la mayoría de las últimas diez primaveras el número quedó en un dígito. Esto no es la cima de una tendencia, es una ruptura con ella. Y la casa mediana de primavera, en $2.13M, es un máximo histórico, un alza de cerca de 20% en un solo año. Casas que se vendieron $1M+ sobre lista, por primavera Cierres de marzo a junio, Distritos 1-10, todos los tipos. Récord anterior 33 en 2022; seis la primavera pasada. POTM Command vía MLS. El motor también cambió. La última vez que la primavera corrió así de caliente fue 2021, pero ese auge se construyo con dinero barato: solo 18% de los compradores pagó en efectivo, lo más bajo de la década, porque las hipotecas bajo 3% hicieron el trabajo. Esta primavera, con tasas cerca de 6.5%, 34% pagó en efectivo, lo más alto de la década. El mismo calor, el motor opuesto. 2021 fue apalancamiento. Este es riqueza, compradores que no necesitan que la tasa coopere. Y no son solo los sobreprecios. La cima misma del mercado también alcanzó un volumen récord esta primavera: 86 casas se vendieron por $5M o más y 74 condominios por $3M o más, ambos máximos históricos, y ambos casi el doble de la primavera pasada. Así que aun con el mercado amplio de condominios en calma, la cima misma se mueve a un ritmo récord. Tres señales a la vez, los sobreprecios, las casas de lujo, los condominios de lujo, y el hilo común en todas es el efectivo. Cuanto de esto fue real No todas fueron guerras de ofertas. Separe las casas por lo que produjo la brecha de un millón y cerca de un tercio fueron genuinas: casas caras, una mediana de cierre cercana a $6.85M, listadas cerca de su valor y con ofertas por encima en un 15 a 30 por ciento normal, competencia real. Los otros dos tercios estaban subvaluadas: casas de precio medio cerca de $3.66M, elevadas 30 a 90 por ciento, una mediana de 151 por ciento de lista, y cuatro se listaron por debajo de su propia venta anterior. Mientras más alto el precio, más real el sobreprecio; mientras más medio el mercado, más fue la táctica de listado. Esta es la forma más clara de verlo. Si estas mismas casas se hubieran listado al sobreprecio normal de San Francisco, el 110 a 115 por ciento de lista que la ciudad ha corrido incluso en años ordinarios, solo unas siete de las 133 habrian superado el millón sobre lo pedido, las casas genuinas por encima de $9M donde un millón de dólares es un porcentaje pequeño. Todo lo demás está un millón por encima solo porque se listo bajo. Es un mercado real, corriendo caliente, vestido por cómo se fijaron los precios. Dónde se listaron las casas de sobreprecio, primavera 2026 Por precio de lista, que es lo que busca un comprador. La mitad se listo bajo $3M, una quinta parte bajo $2M. Distritos 1-10. POTM Command vía MLS. Y lea los puntos de precio con honestidad, porque aquí es donde importa para los compradores. Estas casas se vendieron a una mediana de $4.5M, así que es fácil archivar todo esto como lujo. Pero los compradores buscan por el precio de lista, no por el de venta, y las listas corrieron bajo: la mitad de estas casas se listaron por debajo de $3M y una quinta parte por debajo de $2M. Un comprador que recorre una casa de dos millones en estos vecindarios no está a salvo por debajo de la contienda, es el más expuesto a una guerra provocada, porque esa es exactamente la banda que se subvalua. El consejo honesto no es miedo, es precisión: no confie en la lista, calcule sobre lo que la cuadra realmente vale. La lectura de IA, y lo que muestran los números de cerca Simonsen la vincula con la riqueza por IA, y el momento y el dinero encajan. Lo que agregan mis cierres es la textura por debajo: la riqueza aparece sin lugar a dudas en la proporción de efectivo. De donde proviene exactamente mis registros no lo pueden decir, y probablemente es mixto: compradores con capital por la IA y la tecnología junto a dueños de mucho tiempo cambiando de casa, dinero de fuera de la zona y familias juntando recursos. Así que tome ambas cosas juntas, su lectura sobre la fuente y el detalle cuadra por cuadra de cómo está aterrizando. La riqueza es real y está concentrada, y está comprando casas escasas en un puñado de vecindarios. El otro carril, para casi todos los demás Salga de esas 45 casas y el mercado es mucho más tranquilo de lo que sugiere el número de toda la ciudad. En los últimos 30 días, las casas de la ciudad corrieron una mediana de $2.11M al 125% de lista, genuinamente caliente. Pero los condominios corrieron una mediana de $1.23M al 101% de lista, un alza de cerca de 5% anual, una subida constante y no un frenesí. Las casas de tenencia en común, el carril de valor de la ciudad, quedaron prácticamente planas en el año móvil, cerca de $1.1M. La mayoría de quienes compran en San Francisco ahora no están en una guerra de ofertas un millón sobre lo pedido. Están en un mercado normal, competitivo pero cuerdo. El frenesí suena fuerte precisamente porque es raro. Un millón sobre lo pedido mide cómo se fijó el precio de una casa tanto como cuánto se deseaba. La demanda es real. El tamaño del número es, en parte, una táctica de listado. Paulo Serna, Pulso #10 Actualización del marcador La historia de riqueza por IA, leída con honestidad, es una historia de casas del lado oeste y del centro. Las torres de condominios más cercanas a las oficinas de IA reales, en SoMa, Mission Bay y South Beach, siguen siendo el extremo suave del mercado. Los condominios de South Beach corrieron cerca de 10% por debajo del año pasado en el reporte de julio, aun cuando su volumen de ventas subió. La actividad está regresando a ese corredor, pero el precio no, lo que lo mantiene como la apertura más clara para un comprador paciente. El titular y la oportunidad están en dos partes distintas de la ciudad. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #10 (esta edición) 14 jul 2026 Sigue suave mientras el titular está en otra parte. La historia de junio de un millón sobre lo pedido es un mercado de casas del oeste y el centro, no las torres del corredor de IA. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, corrieron cerca de 10% bajo el año pasado aun con el volumen en alza. La actividad regresa al corredor; el precio no. Sigue siendo la apertura de compra más clara de la ciudad. #09 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. Ver las 7 lecturas anteriores Edición Fecha Lectura Llamado #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Qué significa para usted Comprando una casa trofeo en el Distrito 1, 5 o 7? Asuma que el precio de lista es un piso, no una meta, y traiga un número de retirada real para que una guerra de ofertas provocada no convierta su emoción en quien administra su dinero. Comprando casi cualquier otra cosa o en cualquier otro lugar? No deje que un número de toda la ciudad lo convenza de pagar de más por un mercado que en realidad no está tan caliente; en condominios todavía tiene espacio y tiempo. Vendiendo una casa en esos vecindarios de arriba? La estrategia de ponerle precio bajo y dejarlo correr está funcionando, pero es una táctica con verdaderas concesiones, no magia, y solo funciona con la casa correcta, la preparación correcta y la expectativa honesta de que algunos compradores se retiran cuando sienten el juego. Vendiendo cualquier otra cosa? Ponga el precio al número real de su cuadra y deje que el mercado lo alcance. Si quiere saber en cuál de estos carriles cae su casa o su búsqueda en concreto, esa es exactamente la conversación para la que estoy aquí. Puntos clave El titular es real: unas 45 casas en San Francisco se vendieron al menos $1M sobre lo pedido en junio, un grupo estrecho y específico. Es una historia de casas: 36 de las 45 eran unifamiliares, solo dos eran condominios. Son dos negocios: el 80% de primer nivel (36 casas en el Richmond, de Noe a Cole, y Pacific Heights) son casas trofeo de largo plazo cerca de $5M; el otro 20% en la Mission y el Sunset son en su mayoría reventas renovadas, un nivel más abajo y listadas aún más agresivamente. El efectivo es la evidencia real: ese grupo fue 54% en efectivo contra 29% de todos los compradores de casa en junio. El tamaño del sobreprecio es en parte táctica: el grupo cerró a una mediana de 144% de lista, de $3.5M a $4.95M, en 9 días. La subvaluación es vieja pero recién agresiva: las casas se vendieron al 124% de lista en junio, contra 111% hace un año y 115% prepandemia, con lista +7% y ventas +24%. El historial de ventas lo prueba: casas salieron al mercado listadas en o por debajo de precios de ciclos anteriores, y luego cerraron entre 130 y 166% de lista. Anualizada, la apreciación es sobria: las casas trofeo de largo plazo se compusieron cerca de 7% al año, la mediana de la ciudad cerca de 5% en una década. Los totales del titular son ruidosos; el rendimiento anual no. Es la primavera más extrema en una década: 133 casas se vendieron $1M+ sobre lista, contra 6 la primavera pasada y un récord anterior de 33 en 2022, y con 34% en efectivo corre con riqueza, no con el apalancamiento de 18% en efectivo del auge de 2021. La cima entera alcanzó volumen récord: 86 casas se vendieron por $5M+ y 74 condominios por $3M+ esta primavera, ambos máximos históricos y ambos casi el doble de la primavera pasada. Cerca de un tercio de los sobreprecios fueron premiums genuinos (cierre mediano $6.85M, elevados un normal 15 a 30%); dos tercios fueron casas de precio medio subvaluadas, elevadas una mediana de 151% de lista, cuatro listadas bajo su propia venta previa. El contrafactual es la prueba: al sobreprecio normal de San Francisco de 110 a 115%, solo unas 7 de las 133 aún superarian $1M sobre lo pedido, las casas genuinas de $9M+. Los compradores buscan por lista, y la lista corrió baja: la mitad de estas casas se listaron bajo $3M y una quinta parte bajo $2M, así que un comprador de $1.5M a $3M en las zonas calientes es el más expuesto, no el menos. Calcule sobre la cuadra, no sobre la lista. Todos los demás están más tranquilos: condominios +5% al 101% de lista, TIC plano, la mayoría no está en una guerra de un millón sobre lo pedido. Esta edición se apoya en el reporte de julio 2026 de Mike Simonsen con una lectura local, cuadra por cuadra, del MLS. Descargue el reporte completo (PDF) con todas las graficas y tablas por vecindario. Fuentes y lecturas relacionadas Case-Shiller, tercio de precio alto, área metropolitana de San Francisco (FRED) Actividad de ventas por condado de la Asociación de Realtors de California, incluye el condado de San Francisco Tema: el sobreprecio en San Francisco, toda la pregunta en un lugar Guía del vecindario Outer Sunset Guía del vecindario Noe Valley Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Las cifras de reproducción y desglose provienen de datos gobernados del MLS de POTM Command (ventas cerradas, Distritos 1 a 10 de San Francisco, junio 2026), extraidas el 11 de julio de 2026. El grupo de $1M+ sobre lista son los 45 cierres cuyo precio de venta superó el precio de lista por al menos $1,000,000. Las lecturas de casas y condominios de la ciudad son medianas móviles de 30 días hasta el 11 de julio de 2026. El marco de terceros es el reporte de julio 2026 de Mike Simonsen para Compass sobre San Francisco (Compass vía MLS, datos hasta junio 2026). Los precios son medianas salvo que se indique. Los porcentajes de venta sobre lista son medianas tomadas casa por casa, por lo que no tienen que igualar una mediana de precio dividida por otra. Información general, no un pronóstico ni asesoría individual. Las comparaciones históricas de venta sobre lista usan ventas cerradas de 2016 a junio de 2026; los ejemplos de casas individuales provienen de ventas previas emparejadas en ese registro y se identifican solo por vecindario, nunca por dirección. La apreciación de la misma casa es una tasa de crecimiento anual compuesto entre la venta previa registrada y la venta de 2026; se excluyen tenencias menores a tres años porque las renovaciones y reconstrucciones las inflan. La apreciación de la ciudad es el crecimiento anual compuesto de la mediana de junio de venta unifamiliar. Los desgloses por distrito y vecindario corren sobre muestras mensuales pequeñas, a menudo de nueve a catorce ventas, y deben leerse como direccionales, no firmes. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #09: The Mid-Year Mark | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-09-the-mid-year-mark/

Paulo's Pulse ↗ POTM Blog Issue #09, July 11, 2026 The Mid-Year Mark Today is the halfway point of 2026. In the first five months the typical San Francisco house sold at about 121% of list, up from 109.6% a year earlier, and in six of the city's ten districts houses reached their highest sale-to-list for these months since at least 2016. Condos rose too, just slower. Here is what the first half told us, and what it means for the second. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published July 11, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #09 · The numbers $2.07M Median SF house, Jan to May 2026, up from $1.70M a year earlier 121% Typical house sale-to-list, up from 109.6% a year earlier 6 of 10 Districts at their own house sale-to-list peak since 2016 Today marks the halfway point of 2026. Before the second half runs away from us, it is worth stopping to ask a simple question: what did the first six months of the San Francisco market actually tell us? Not the headlines, the data. The short answer: this was the most competitive first half San Francisco houses have seen in years, and it was not close. Prices climbed, bidding intensified, and in six of the city's ten districts houses reached their highest sale-to-list for these months since at least 2016. Condos rose too, but in a slower, steadier lane. One market, two speeds, and the gap between them widened all spring. Houses: a record first half Houses got more competitive every year: sale-to-list, January to May Median sale-to-list for single-family homes, January through May of each year. 100% means selling at asking. San Francisco MLS via POTM Command, closed sales through July 11, 2026. 107.9% 2024 109.6% 2025 121.0% 2026 Start with houses. From January through May, the typical San Francisco single-family home sold for about $2.07 million. A year earlier, that same five-month figure was about $1.70 million. That is a jump of roughly 22% in the median in a single year, and it was not the work of one hot month; it held across the whole stretch. How homes sold changed even more than the price. In the first five months of 2025, the typical house sold at about 109.6% of its asking price. In the same months of 2026, that climbed to about 121%. Overbidding did not just continue, it accelerated. Six of ten districts hit their own peak Here is how broad it was. Measured against each district's own history back to 2016, the median sale-to-list for houses in the first five months of 2026 was the highest on record in six of San Francisco's ten districts. Not the west side alone, and not just one price tier. Much of the city, at once. The exceptions were Districts 3, 4, 8, and 10, each of which set its competitive peak in an earlier year rather than this spring. District 8, the Pacific Heights, Marina, and Russian Hill corridor at the very top of the price scale, is the clearest of them, having peaked back in 2024. In the other six, this spring was the high-water mark for competition among houses. Condos: the other speed Two speeds: sale-to-list, January to May 2026 Median sale-to-list, January through May 2026, single-family homes versus condominiums and townhouses. San Francisco MLS via POTM Command. 121.0% Houses 101% Condos Condos tell a quieter version of the same story. The typical condo sold for about $1.30 million in the first five months of 2026, up from about $1.15 million a year earlier, a gain of roughly 13%. Real, but well behind houses. And where houses sold at nearly 121% of list, condos sold at about 101%, barely over asking. Over the trailing year, houses went over asking 79.7% of the time; condos, 45.5%. The two property types are not running in the same race. By the numbers Metric Houses Condos Median sale price $1,875,000 $1,200,000 Year-over-year price +13.6% +4.6% Sold over asking 79.7% 45.5% Median sale-to-list 116% 100% Median days on market 12 21 Paid all cash 30.3% 37.1% Closed sales, trailing year 2,253 2,393 The top set a record of its own One more first-half milestone, at the very top. May 2026 recorded more closed sales above $5 million than any single month in San Francisco since at least 2016, and four of the five busiest $5M-plus months on record all landed in the first half of 2026. That end of the market runs on cash, roughly two thirds of those sales close with no loan at all, which is why it can set records on its own schedule. I covered it in detail two issues ago. At the mid-year mark the point is simpler: the top did not sit out the first half, it led part of it. What the first half means for the second Houses, the fast lane 121% of list price, January to May up from 109.6% a year earlier, 83% over asking Condos, the patient lane 101% of list price, January to May near asking, 55% over list, room to decide A few honest reads as we turn into the back half of the year. If you are buying a house, the assumption that summer brings relief has not held. Through the first days of July, houses were still selling in the low-120s percent of list. Plan to actually compete, and build your offer, your timeline, and your contingencies for a market that has not cooled. If you are buying a condo, this is the calmer lane, and that is an opportunity, not a consolation prize. Near-list pricing and more time to decide are real advantages, and the softest specific segment in the city remains the newer condo towers in District 9, the SoMa, Mission Bay, and South Beach corridor near the new AI offices. More on that in the scoreboard below. If you are selling, the first half was a strong window, especially for houses and especially anywhere outside the very top. That strength is measured, not hoped for. But a strong first half is a record of what happened, not a promise about the next six months. Price to the comparables in front of you, not to a spring that may or may not repeat. The honest caveats To keep this grounded: the January-to-May comparisons use closed sales in those five months across years, so they are seasonal by design and run hotter than a full-year figure. The district peak reading only counts years with at least seven sales in a district, so the thinnest districts carry the least certainty. These are medians, not averages, and a handful of trophy sales can pull a number. And this is a citywide read, so your own block or building can run hotter or cooler than the curve. The figures are deemed reliable but not guaranteed, and they are general information, not legal, tax, or financial advice. Halfway through 2026, San Francisco houses had their most competitive first half in years, reaching their highest sale-to-list since 2016 in six of ten districts. Condos rose too, in a steadier lane. One market, two speeds, and the gap between them is the real story of the year so far. Halfway through the year, the picture is clear enough to act on: houses had a record-competitive first half, condos rose in a steadier lane, and the gap between them is the story of 2026 so far. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #09 (this issue) Jul 10, 2026 Still the soft floor at the halfway mark. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with only about 36% over asking on roughly 290 sales this year, while citywide houses ran near 121% of list. The widest lane in the city stays open. Clearest buyer opportunity holds into the second half. #08 Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. Show the 6 earlier readings Issue Date Reading Call #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways Houses had a record-competitive first half. From January through May the typical San Francisco house sold for about $2.07 million, up from about $1.70 million a year earlier, a jump of roughly 22% in the median. Overbidding accelerated. Houses sold at about 121% of list in the first five months of 2026, up from about 109.6% in the same months of 2025. It was broad. In six of the city's ten districts, houses reached their highest median sale-to-list for a January-to-May stretch since at least 2016. Districts 3, 4, 8, and 10 were the exceptions, each having run hotter in an earlier year. Condos rose in a slower lane. The typical condo sold for about $1.30 million, up roughly 13%, but at about 101% of list versus nearly 121% for houses. Over the trailing year houses went over asking 79.7% of the time, condos 45.5%. The top set its own record. May 2026 booked more $5M-plus sales than any month since 2016, driven by cash. A strong first half is a record of what happened, not a promise about the next six months. Every sale behind these numbers is live in the market explorer . Filter by property type, price, and window and read the first half of your own neighborhood. Sources and further reading Freddie Mac Primary Mortgage Market Survey, the weekly mortgage rate benchmark S&P Case-Shiller home price index, San Francisco metro area (FRED) California Association of Realtors county sales activity, including San Francisco County Issue #01: The AI-Era Spring Market, where the year began Issue #04: The Spring Acceleration How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command governed MLS analytics, San Francisco closed sales, readiness READY_FOR_REPORTS. The January-to-May figures compare closed sales in those five months across years, so they are seasonal by design and run hotter than full-year numbers. The district peak reading compares each district's January-to-May median sale-to-list against its own history from 2016 to 2026, counting only years with at least seven sales. The by-the-numbers table uses the trailing twelve months through July 11, 2026. Prices are medians; over-asking share, sale-to-list, and cash share are within each group, and cash share is the share of sales with no reported financing. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #09: El punto medio del año | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-09-el-punto-medio-del-ano/

Pulso de Paulo ↗ POTM Blog Edición #09, 11 de julio de 2026 El punto medio del año Hoy es el punto medio de 2026. En los primeros cinco meses la casa típica de San Francisco se vendió a cerca del 121% de lista, desde 109.6% un año antes, y en seis de los diez distritos de la ciudad las casas alcanzaron su mayor venta sobre lista para estos meses desde al menos 2016. Los condominios también subieron, solo que más despacio. Esto es lo que dijo la primera mitad, y lo que significa para la segunda. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 11 de julio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #09 · En números $2.07M Casa mediana de SF, enero a mayo 2026, desde $1.70M un año antes 121% Venta sobre lista típica de casas, desde 109.6% un año antes 6 of 10 Distritos en su propio pico de venta sobre lista de casas desde 2016 Hoy marca el punto medio de 2026. Antes de que la segunda mitad se nos escape, vale la pena detenerse a hacer una pregunta simple: que dijo de verdad el mercado de San Francisco en los primeros seis meses? No los titulares, los datos. La respuesta corta: esta fue la primera mitad más competitiva que las casas de San Francisco han visto en años, y no estuvo cerca. Los precios subieron, las ofertas se intensificaron, y en seis de los diez distritos de la ciudad las casas alcanzaron su mayor venta sobre lista para estos meses desde al menos 2016. Los condominios también subieron, pero en un carril más lento y estable. Un mercado, dos velocidades, y la brecha entre ellos se amplio toda la primavera. Casas: una primera mitad récord Las casas se pusieron más competitivas cada año: venta sobre lista, enero a mayo Mediana de venta sobre lista para casas unifamiliares, enero a mayo de cada año. 100% es vender a lo pedido. MLS de San Francisco vía POTM Command, ventas cerradas hasta el 11 de julio de 2026. 107.9% 2024 109.6% 2025 121.0% 2026 Empecemos con las casas. De enero a mayo, la casa unifamiliar típica de San Francisco se vendió por cerca de $2.07 millones. Un año antes, esa misma cifra de cinco meses era cerca de $1.70 millones. Es un salto de más o menos 22% en la mediana en un solo año, y no fue obra de un mes caliente; se sostuvo todo el tramo. La forma en que se vendieron las casas cambió aún más que el precio. En los primeros cinco meses de 2025, la casa típica se vendió a cerca del 109.6% de su precio pedido. En los mismos meses de 2026, subió a cerca del 121%. El sobreprecio no solo continuo, se acelero. Seis de diez distritos alcanzaron su propio pico Aquí está qué tan amplio fue. Medida contra la propia historia de cada distrito desde 2016, la mediana de venta sobre lista de las casas en los primeros cinco meses de 2026 fue la más alta registrada en seis de los diez distritos de San Francisco. No solo el lado oeste, y no solo un nivel de precio. Buena parte de la ciudad, a la vez. Las excepciones fueron los Distritos 3, 4, 8 y 10, cada uno de los cuales marco su pico competitivo en un año anterior en lugar de esta primavera. El Distrito 8, el corredor de Pacific Heights, Marina y Russian Hill en la cima de la escala de precios, es el más claro, habiendo alcanzado su pico en 2024. En los otros seis, esta primavera fue el punto más alto de competencia entre casas. Condominios: la otra velocidad Dos velocidades: venta sobre lista, enero a mayo 2026 Mediana de venta sobre lista, enero a mayo 2026, casas unifamiliares contra condominios y townhouses. MLS de San Francisco vía POTM Command. 121.0% Casas 101% Condominios Los condominios cuentan una versión más tranquila de la misma historia. El condominio típico se vendió por cerca de $1.30 millones en los primeros cinco meses de 2026, desde cerca de $1.15 millones un año antes, un alza de más o menos 13%. Real, pero muy por detrás de las casas. Y donde las casas se vendieron a casi el 121% de lista, los condominios se vendieron a cerca del 101%, apenas sobre lo pedido. En el último año, las casas superaron lo pedido el 79.7% de las veces; los condominios, el 45.5%. Los dos tipos de propiedad no corren en la misma carrera. En números Métrica Casas Condominios Precio mediano de venta $1,875,000 $1,200,000 Precio año contra año +13.6% +4.6% Vendidas sobre lo pedido 79.7% 45.5% Mediana de venta sobre lista 116% 100% Mediana de días en mercado 12 21 Pagadas todo en efectivo 30.3% 37.1% Ventas cerradas, último año 2,253 2,393 La cima marco un récord propio Un hito más de la primera mitad, en la cima. Mayo de 2026 registro más ventas cerradas por encima de $5 millones que cualquier mes en San Francisco desde al menos 2016, y cuatro de los cinco meses de mayor volumen de $5M o más ocurrieron en la primera mitad de 2026. Ese extremo del mercado corre con efectivo, más o menos dos tercios de esas ventas cierran sin préstamo alguno, por lo que puede marcar records en su propio calendario. Lo cubri en detalle hace dos ediciones. En el punto medio del año la idea es más simple: la cima no se quedó fuera de la primera mitad, lidero parte de ella. Qué significa la primera mitad para la segunda Casas, el carril rápido 121% del precio de lista, enero a mayo desde 109.6% un año antes, 83% sobre lo pedido Condominios, el carril paciente 101% del precio de lista, enero a mayo cerca de lo pedido, 55% sobre lista, espacio para decidir Algunas lecturas honestas al entrar en la segunda mitad del año. Si está comprando una casa, la suposición de que el verano trae alivio no se ha cumplido. Hasta los primeros días de julio, las casas seguian vendiendose en el rango bajo del 120% de lista. Cuente con competir de verdad, y arme su oferta, su calendario y sus contingencias para un mercado que no se ha enfriado. Si está comprando un condominio, este es el carril más tranquilo, y eso es una oportunidad, no un premio de consolación. El precio cerca de lista y más tiempo para decidir son ventajas reales, y el segmento más suave de la ciudad sigue siendo las torres de condominios más nuevas del Distrito 9, el corredor de SoMa, Mission Bay y South Beach cerca de las nuevas oficinas de IA. Más sobre eso en el marcador de abajo. Si está vendiendo, la primera mitad fue una ventana fuerte, sobre todo para casas y sobre todo en cualquier lugar fuera de la cima. Esa fortaleza está medida, no solo esperada. Pero una primera mitad fuerte es un registro de lo que pasó, no una promesa sobre los próximos seis meses. Ponga el precio a los comparables que tiene enfrente, no a una primavera que puede o no repetirse. Las salvedades honestas Para mantener esto con los pies en la tierra: las comparaciones de enero a mayo usan ventas cerradas en esos cinco meses entre años, así que son estacionales por diseño y corren más calientes que una cifra de todo el año. La lectura de pico por distrito solo cuenta los años con al menos siete ventas en un distrito, así que los distritos más delgados cargan la menor certeza. Son medianas, no promedios, y un puñado de ventas trofeo puede mover un número. Y esta es una lectura de toda la ciudad, así que su propia cuadra o edificio puede correr más caliente o más frío que la curva. Las cifras se consideran confiables pero no garantizadas, y son información general, no asesoría legal, fiscal ni financiera. A la mitad de 2026, las casas de San Francisco tuvieron su primera mitad más competitiva en años, alcanzando su mayor venta sobre lista desde 2016 en seis de diez distritos. Los condominios también subieron, en un carril más estable. Un mercado, dos velocidades, y la brecha entre ellos es la verdadera historia del año hasta ahora. A la mitad del año, el panorama es claro para actuar: las casas tuvieron una primera mitad de competencia récord, los condominios subieron en un carril más estable, y la brecha entre ellos es la historia de 2026 hasta ahora. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #09 (esta edición) 10 jul 2026 Sigue siendo el piso suave en el punto medio. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con solo cerca del 36% sobre lo pedido en unas 290 ventas este año, mientras las casas de la ciudad corrieron cerca del 121% de lista. El carril más amplio de la ciudad sigue abierto. La oportunidad de compra más clara se mantiene hacia la segunda mitad. #08 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. Ver las 6 lecturas anteriores Edición Fecha Lectura Llamado #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave Las casas tuvieron una primera mitad de competencia récord. De enero a mayo la casa típica de San Francisco se vendió por cerca de $2.07 millones, desde cerca de $1.70 millones un año antes, un salto de más o menos 22% en la mediana. El sobreprecio se acelero. Las casas se vendieron a cerca del 121% de lista en los primeros cinco meses de 2026, desde cerca del 109.6% en los mismos meses de 2025. Fue amplio. En seis de los diez distritos, las casas alcanzaron su mayor mediana de venta sobre lista para un tramo de enero a mayo desde al menos 2016. Los Distritos 3, 4, 8 y 10 fueron las excepciones, cada uno con un año anterior más caliente. Los condominios subieron en un carril más lento. El condominio típico se vendió por cerca de $1.30 millones, un alza de más o menos 13%, pero a cerca del 101% de lista contra casi 121% de las casas. En el último año las casas superaron lo pedido 79.7% de las veces, los condominios 45.5%. La cima marco su propio récord. Mayo de 2026 registro más ventas de $5M o más que cualquier mes desde 2016, impulsado por efectivo. Una primera mitad fuerte es un registro de lo que pasó, no una promesa sobre los próximos seis meses. Cada venta detrás de estos números está en vivo en el explorador del mercado . Filtre por tipo de propiedad, precio y ventana y lea la primera mitad de su propio vecindario. Fuentes y lecturas relacionadas Freddie Mac Primary Mortgage Market Survey, la referencia semanal de tasas hipotecarias Índice de precios Case-Shiller, área metropolitana de San Francisco (FRED) Actividad de ventas por condado de la Asociación de Realtors de California, incluye el condado de San Francisco Edición #01: El mercado de primavera en la era IA, donde empezó el año Edición #04: La aceleración de primavera Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, ventas cerradas de San Francisco, readiness READY_FOR_REPORTS. Las cifras de enero a mayo comparan ventas cerradas en esos cinco meses entre años, así que son estacionales por diseño y corren más calientes que las cifras de todo el año. La lectura de pico por distrito compara la mediana de venta sobre lista de enero a mayo de cada distrito contra su propia historia de 2016 a 2026, contando solo los años con al menos siete ventas. La tabla por los números usa los últimos doce meses hasta el 11 de julio de 2026. Los precios son medianas; la proporción sobre lo pedido, la venta sobre lista y la proporción de efectivo son dentro de cada grupo, y la proporción de efectivo es la proporción de ventas sin financiamiento reportado. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #08: The Luxury Exception | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-08-the-luxury-exception/

Paulo's Pulse ↗ POTM Blog Issue #08, July 5, 2026 The Luxury Exception Two issues ago the very top looked like the calm corner. That was the full-year view. Zoom to the last 90 days and homes above $5 million sold at about 112% of list with 70% over asking, the hottest the top has run in years, and about 64% paid all cash. Here is the luxury exception, and why cash lets it play by its own rules. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published July 5, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #08 · The numbers 112% $5M+ houses: typical sale-to-list, last 90 days 70% Of $5M+ houses sold over asking, about 50% over the year 64% Of top-end house sales paid all cash, no loan Two issues ago I showed you that the fiercest bidding wars for San Francisco houses are not at the bottom of the market and not at the top. They are in the middle, roughly $1.5 to $3 million. In that same picture, the very top looked like the calm corner: over a full year, homes above $5 million sold right about at their asking price, with only half going over list. Quiet, orderly, the opposite of a frenzy. That full-year view is true, and it is also hiding something. Zoom the lens from twelve months down to the last ninety days and the top of the market is not calm at all. It is the hottest it has been in years. The difference is what this arc has been building toward: the top plays by a different rulebook, and the rulebook is written in cash. The top, up close The top heated up: sale-to-list this quarter vs this year, $5M+ houses Median sale-to-list for single-family homes $5M and up. 100% means selling at asking. San Francisco MLS via POTM Command through June 30, 2026. 112.4% Last 90 days 100.2% Trailing 12 months Over the last 90 days, the typical San Francisco single-family home priced at $5 million or more sold for about 112% of its asking price. Seven in ten of them, 70%, sold over list. The typical one took ten days to find its buyer and closed at a median of about $7.6 million. Hold that next to the full-year number. Across the trailing twelve months, that same $5 million-plus band sold at about 100% of list with roughly half going over asking. So this is not a market that has been running hot all year. It is a market that caught fire in the most recent stretch, and a full-year average quietly averages that heat away. The record nobody announced Here is the fact that pins it down. Four of the five busiest months for $5 million-plus home sales in San Francisco since 2016 all happened this spring. April 2026 posted the single highest count of any month in that decade. May and June were right behind it. The only outside month in the top five was June 2021, the last great cash-fueled peak. The very top of the market just had its strongest quarter of volume in ten years, and it did not make a headline. By the numbers Metric $5M+ houses $3M+ condos Median sale price $7,575,000 $3,760,000 Sold over asking 70.3% 66.7% Median sale-to-list 112.4% 116.4% Median days on market 10 11 Paid all cash 64.2% 60.5% Financed 35.8% 39.5% Closed sales, last 90 days 64 48 What makes it an exception: cash The engine underneath is not mortgage demand. It is cash. About 64% of those $5 million-plus home sales were paid in full cash, no loan involved. Look at the luxury condo tier and the pattern repeats: condos above $3 million sold at about 116% of list, two thirds over asking, and roughly 61% of them were all cash. Cash climbs with price: share of house sales paid all cash, by price band Share of single-family sales with no reported financing, trailing 12 months through June 30, 2026. San Francisco MLS via POTM Command. 24% Under $1M 19% $1M to $1.5M 26% $1.5M to $2M 27% $2M to $3M 48% $3M to $5M 61% $5M and up Now compare that to the financed middle. In the $1.5 to $3 million band where the bidding wars live, only about a quarter of buyers pay cash. Roughly three in four use a loan. Cash share barely moves across the bottom and middle of the market, hovering near 20 to 27%, and then it climbs steeply: about 48% at $3 to $5 million, about 61% above $5 million. The higher you go, the more the market runs on money that is already in the bank. The top, $5M+ houses 64% paid all cash, no loan 112% of list, 70% over asking, 10 days to sell The middle, $1.5M to $3M houses ~73% used a loan to compete 122 to 125% of list, but capped by what lenders approve Why cash changes everything The numbers above are fact. What follows is interpretation, and I want to label it that way. A market that runs on loans answers to interest rates and to what a lender will approve. When rates move, financed buyers feel it immediately, and their ceiling is set by someone else's underwriting. A market that runs on cash answers to none of that. Its buyers are not asking a bank for permission. They are moving wealth, and their timing tracks the things that move wealth: the stock market, a strong year, a liquidity event, plain confidence. That is why the top can set volume records in the same season the financed middle is worrying about rates. They are not really in the same economy. This is the whole point of the arc. The middle is hot because a deep pool of qualified, financed buyers is competing for a real supply of homes. The top is hot for a different reason entirely, and it can heat up or cool off on a schedule the rest of the market does not share. The exception is not that the top is quiet. It is that the top moves to its own beat. What it means if you are buying at the top If you are shopping above $3 million right now, do not carry over the assumption that the high end is negotiable. Over a full year it often is. In this particular quarter it has not been. With seven in ten of these homes selling over asking and the typical one going 12 points above list in ten days, you should plan to compete, and you should expect to compete against cash. If you are financing, that is not a wall, but it is a real disadvantage on a contested property, and it is worth building your offer, your timeline, and your contingencies with that in mind. The flip side still holds in the corners. This is a citywide read on the top, and specific segments stay soft. The newer condo towers along the AI corridor in SoMa, Mission Bay, and South Beach remain the most negotiable part of the luxury market. Cash concentrates there too, but the crowds do not. If you want room to negotiate at a high price point, that is where more of it lives. What it means if you are selling at the top If you are selling above $3 million, this is a genuinely strong window, and it rewards a different approach than the middle does. The middle rewards a sensible list price that invites a weekend crowd. The top rewards precision: the right positioning, discretion, and reaching a small and specific pool of buyers who can transact in cash. A stampede is not the goal up here, and an aggressive list price aimed at starting one can backfire by narrowing an already-narrow buyer pool. Price to the real comparables, present the home to the level its buyers expect, and reach them deliberately. One honest note for sellers. This heat is recent, and cash-driven markets can turn faster than financed ones because they are not anchored by a slow-moving rate. The strong quarter is real. It is not a promise about next quarter. The honest caveats A few things to keep this grounded. These top-tier samples are smaller than the citywide bands, 64 house sales and 48 condo sales in the 90-day window, though POTM Command still reads reliability as Strong on both. A 90-day window is seasonal and runs hotter than a full-year figure, which is exactly why the quarter and the year tell different stories here; both are true, they just measure different lengths of time. These are medians, not averages, and a single trophy sale can sit far from the middle. Sale-to-list also reflects pricing strategy, since a home listed conservatively posts a high ratio without any extra magic. And this is a citywide read, so any one neighborhood or building can run hotter or cooler than the curve. Over a full year the top of San Francisco looks like the calm corner. In the last 90 days it was the market's hottest stretch in a decade, and it got there on cash, not credit. That is what lets it play by its own rules. That closes this three-part look at where the competition really is. The middle runs on qualified, financed buyers. Houses run hotter than condos. And the very top runs on cash, on its own schedule, an exception to both. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #08 (this issue) Jul 5, 2026 Still the soft floor even as the top books records. District 9 condos, SoMa, Mission Bay, and South Beach, sold near 100% of list with heavy cash and light competition, while $5M+ houses set a decade volume record at about 112% of list on roughly 64% cash. Cash without a crowd here. Buyer opportunity intact where the crowds are not. #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. Show the 5 earlier readings Issue Date Reading Call #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways Over a full year the very top looks calm, near list with about half over asking. Zoom to the last 90 days and $5M+ houses sold at about 112% of list with 70% over asking, the hottest the top has run in years. The volume is a record. Four of the five busiest months for $5M+ home sales since 2016 were this spring; April 2026 was the single busiest. The fifth was June 2021. Cash is the difference. About 64% of $5M+ house sales and 61% of $3M+ condo sales paid all cash, versus roughly a quarter of buyers in the financed $1.5M to $3M middle. Because the top runs on cash, it decouples from mortgage rates and loan limits. It tracks wealth, the stock market, and confidence, so it can set records while the financed middle worries about rates. Different rules, different playbook. At the top, precise positioning, discretion, and reaching a small cash-ready buyer pool matter more than starting a weekend bidding crowd. Every top-tier sale behind these numbers is live in the market explorer . Filter by price and property type and read the top of your own neighborhood. Sources and further reading Case-Shiller high price tier, San Francisco metro area (FRED) HUD Comprehensive Housing Market Analysis for San Francisco, May 2024 Paulo's Compass profile and sales history Topic: AI wealth and San Francisco real estate Pacific Heights neighborhood guide How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command governed MLS analytics, closed sales in the 90 days through June 30, 2026, readiness READY_FOR_REPORTS. The top tier is single-family homes at $5M and up and condominiums and townhouses at $3M and up; the middle comparison is single-family homes from $1.5M to $3M. Prices are medians; over-asking share, sale-to-list, and cash share are within each group. Cash share is the share of sales with no reported financing. The top-tier samples are smaller than the citywide bands, 64 house sales and 48 condo sales in the window, and reliability reads Strong on both. Trailing-year figures and the by-band cash chart use closed sales over the twelve months through the same date. A 90-day median is seasonal and runs hotter than a full-year figure, so the quarter and the year differ by design. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #08: La excepción del lujo | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-08-la-excepcion-del-lujo/

Pulso de Paulo ↗ POTM Blog Edición #08, 5 de julio de 2026 La excepción del lujo Hace dos ediciones la cima parecía el rincón tranquilo. Esa era la vista de año completo. Acerque a los últimos 90 días y las casas por encima de $5 millones se vendieron a cerca del 112% de lista con 70% sobre lo pedido, lo más caliente que ha corrido la cima en años, y cerca del 64% se pagó todo en efectivo. Esta es la excepción del lujo, y por qué el efectivo le permite jugar con reglas propias. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 5 de julio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #08 · En números 112% Casas $5M+: venta sobre lista típica, últimos 90 días 70% De casas $5M+ sobre lo pedido, cerca de 50% en el año 64% De ventas de casas de gama alta, todo en efectivo, sin préstamo Hace dos ediciones le mostre que las guerras de ofertas más feroces por las casas de San Francisco no están en la parte baja del mercado ni en la más alta. Están en el centro, más o menos entre $1.5 y $3 millones. En ese mismo panorama, la cima parecía el rincón tranquilo: a lo largo de un año completo, las casas por encima de $5 millones se vendian justo cerca de su precio pedido, y solo la mitad superaba la lista. Tranquilo, ordenado, lo contrario de un frenesí. Esa vista de año completo es cierta, y también esconde algo. Acerque el lente de doce meses a los últimos noventa días y la cima del mercado no está tranquila en absoluto. Esta en su punto más caliente en años. La diferencia es hacia dónde apuntaba todo este arco: la cima juega con un reglamento distinto, y ese reglamento está escrito en efectivo. La cima, de cerca La cima se calento: venta sobre lista, este trimestre contra este año, casas $5M+ Mediana de venta sobre lista para casas unifamiliares de $5M o más. 100% es vender a lo pedido. MLS de San Francisco vía POTM Command hasta el 30 de junio de 2026. 112.4% Últimos 90 días 100.2% Últimos 12 meses En los últimos 90 días, la casa unifamiliar típica de San Francisco con precio de $5 millones o más se vendió por cerca del 112% de su precio pedido. Siete de cada diez, el 70%, se vendieron sobre lista. La típica tardo diez días en encontrar comprador y cerró en una mediana de cerca de $7.6 millones. Ponga eso al lado de la cifra de año completo. En los últimos doce meses, esa misma franja de $5 millones o más se vendió a cerca del 100% de lista, con más o menos la mitad sobre lo pedido. Así que no es un mercado que haya corrido caliente todo el año. Es un mercado que se encendio en el tramo más reciente, y un promedio de año completo disuelve ese calor sin avisar. El récord que nadie anuncio Aquí está el dato que lo confirma. Cuatro de los cinco meses de mayor volumen de ventas de casas de $5 millones o más en San Francisco desde 2016 ocurrieron esta primavera. Abril de 2026 registró el conteo más alto de cualquier mes en esa década. Mayo y junio quedaron justo detrás. El único mes ajeno entre los cinco primeros fue junio de 2021, el último gran pico impulsado por efectivo. La parte más alta del mercado acaba de tener su trimestre de mayor volumen en diez años, y no salio en ningún titular. En números Métrica Casas $5M+ Condominios $3M+ Precio mediano de venta $7,575,000 $3,760,000 Vendidas sobre lo pedido 70.3% 66.7% Mediana de venta sobre lista 112.4% 116.4% Mediana de días en mercado 10 11 Pagadas todo en efectivo 64.2% 60.5% Financiadas 35.8% 39.5% Ventas cerradas, últimos 90 días 64 48 Lo que la hace una excepción: el efectivo El motor debajo no es la demanda hipotecaria. Es el efectivo. Cerca del 64% de esas ventas de casas de $5 millones o más se pagaron por completo en efectivo, sin préstamo de por medio. Mire el nivel de condominios de lujo y el patrón se repite: los condominios por encima de $3 millones se vendieron a cerca del 116% de lista, dos tercios sobre lo pedido, y cerca del 61% fueron todo efectivo. El efectivo sube con el precio: proporción de ventas de casas pagadas todo en efectivo, por franja Proporción de ventas unifamiliares sin financiamiento reportado, últimos 12 meses hasta el 30 de junio de 2026. MLS de San Francisco vía POTM Command. 24% Menos de $1M 19% $1M a $1.5M 26% $1.5M a $2M 27% $2M a $3M 48% $3M a $5M 61% $5M o más Ahora compare eso con el centro financiado. En la franja de $1.5 a $3 millones donde viven las guerras de ofertas, solo cerca de una cuarta parte de los compradores paga en efectivo. Más o menos tres de cada cuatro usan un préstamo. La proporción de efectivo apenas se mueve en la parte baja y media del mercado, ronda el 20 a 27%, y luego sube con fuerza: cerca del 48% entre $3 y $5 millones, cerca del 61% por encima de $5 millones. Mientras más arriba va, más corre el mercado con dinero que ya está en el banco. La cima, casas $5M+ 64% pagadas todo en efectivo, sin préstamo 112% de lista, 70% sobre lo pedido, 10 días para vender El centro, casas $1.5M a $3M ~73% usaron un préstamo para competir 122 a 125% de lista, pero con techo en lo que aprueban los prestamistas Por qué el efectivo lo cambia todo Los números de arriba son hechos. Lo que sigue es interpretación, y quiero senalarlo así. Un mercado que corre con prestamos responde a las tasas de interés y a lo que un prestamista apruebe. Cuando las tasas se mueven, los compradores financiados lo sienten de inmediato, y su techo lo fija el análisis de riesgo de otra persona. Un mercado que corre con efectivo no responde a nada de eso. Sus compradores no le piden permiso a un banco. Están moviendo patrimonio, y su ritmo sigue a las cosas que mueven el patrimonio: la bolsa, un buen año, un evento de liquidez, la simple confianza. Por eso la cima puede marcar records de volumen en la misma temporada en que el centro financiado se preocupa por las tasas. En realidad no están en la misma economía. Ese es el punto central del arco. El centro está caliente porque un grupo profundo de compradores calificados y financiados compite por una oferta real de casas. La cima está caliente por una razón del todo distinta, y puede calentarse o enfriarse en un calendario que el resto del mercado no comparte. La excepción no es que la cima este tranquila. Es que la cima se mueve a su propio ritmo. Qué significa si está comprando en la cima Si está buscando por encima de $3 millones ahora mismo, no arrastre la suposición de que la gama alta es negociable. A lo largo de un año completo a menudo lo es. En este trimestre en particular no lo ha sido. Con siete de cada diez de estas casas vendiendose sobre lo pedido y la típica quedando 12 puntos sobre lista en diez días, cuente con competir, y espere competir contra efectivo. Si está financiando, eso no es un muro, pero sí es una desventaja real en una propiedad disputada, y conviene armar su oferta, su calendario y sus contingencias teniendolo en cuenta. El otro lado sigue vigente en los rincones. Esta es una lectura de toda la ciudad sobre la cima, y ciertos segmentos siguen suaves. Las torres de condominios más nuevas del corredor de IA en SoMa, Mission Bay y South Beach siguen siendo la parte más negociable del mercado de lujo. El efectivo también se concentra ahí, pero las multitudes no. Si quiere espacio para negociar en un precio alto, ahí vive más de ese espacio. Qué significa si está vendiendo en la cima Si está vendiendo por encima de $3 millones, esta es una ventana de verdad fuerte, y premia un enfoque distinto al del centro. El centro premia un precio de lista sensato que invita a una multitud de fin de semana. La cima premia la precisión: el posicionamiento correcto, la discreción, y llegar a un grupo pequeño y específico de compradores que pueden transaccionar en efectivo. Una estampida no es la meta aquí arriba, y un precio de lista agresivo pensado para iniciar una puede salir mal al estrechar un grupo de compradores ya de por si estrecho. Ponga el precio a los comparables reales, presente la casa al nivel que sus compradores esperan, y llegue a ellos con intención. Una nota honesta para quien vende. Este calor es reciente, y los mercados impulsados por efectivo pueden girar más rápido que los financiados porque no están anclados por una tasa que se mueve despacio. El trimestre fuerte es real. No es una promesa sobre el próximo trimestre. Las salvedades honestas Algunas cosas para mantener esto con los pies en la tierra. Estas muestras de la gama más alta son más pequeñas que las franjas de toda la ciudad, 64 ventas de casas y 48 de condominios en la ventana de 90 días, aunque POTM Command aún lee la confiabilidad como Robusta en ambas. Una ventana de 90 días es estacional y corre más caliente que una cifra de año completo, que es justo por lo que el trimestre y el año cuentan historias distintas aquí; las dos son ciertas, solo miden tramos de tiempo distintos. Son medianas, no promedios, y una sola venta trofeo puede quedar lejos del centro. La venta sobre lista también refleja la estrategia de precio, ya que una casa puesta en lista conservadora muestra una relación alta sin ninguna magia adicional. Y esta es una lectura de toda la ciudad, así que un vecindario o edificio puede correr más caliente o más frío que la curva. A lo largo de un año completo la cima de San Francisco parece el rincón tranquilo. En los últimos 90 días fue el tramo más caliente del mercado en una década, y llegó ahí con efectivo, no con crédito. Eso es lo que le permite jugar con reglas propias. Con eso se cierra esta mirada en tres partes a dónde está de verdad la competencia. El centro corre con compradores calificados y financiados. Las casas corren más calientes que los condominios. Y la parte más alta corre con efectivo, en su propio calendario, una excepción a ambos. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #08 (esta edición) 5 jul 2026 Sigue siendo el piso suave aun cuando la cima marca récords. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron cerca del 100% de lista con mucho efectivo y poca competencia, mientras las casas de $5M+ marcaron un récord de volumen de la década cerca del 112% de lista con alrededor de 64% en efectivo. Efectivo sin multitud aquí. Oportunidad de compra intacta donde no están las multitudes. #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. Ver las 5 lecturas anteriores Edición Fecha Lectura Llamado #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave A lo largo de un año completo la cima parece tranquila, cerca de lista con cerca de la mitad sobre lo pedido. Acerque a los últimos 90 días y las casas $5M+ se vendieron a cerca del 112% de lista con 70% sobre lo pedido, lo más caliente que ha corrido la cima en años. El volumen es un récord. Cuatro de los cinco meses de mayor volumen de ventas de casas $5M+ desde 2016 fueron esta primavera; abril de 2026 fue el más activo. El quinto fue junio de 2021. El efectivo es la diferencia. Cerca del 64% de las ventas de casas $5M+ y 61% de los condominios $3M+ se pagaron todo en efectivo, contra más o menos una cuarta parte de los compradores en el centro financiado de $1.5M a $3M. Como la cima corre con efectivo, se desacopla de las tasas hipotecarias y los límites de préstamo. Sigue al patrimonio, la bolsa y la confianza, así que puede marcar records mientras el centro financiado se preocupa por las tasas. Reglas distintas, estrategia distinta. En la cima, el posicionamiento preciso, la discreción y llegar a un grupo pequeño de compradores listos para pagar en efectivo importan más que iniciar una multitud de ofertas de fin de semana. Cada venta de gama alta detrás de estos números está en vivo en el explorador del mercado . Filtre por precio y tipo de propiedad y lea la cima de su propio vecindario. Fuentes y lecturas relacionadas Case-Shiller, tercio de precio alto, área metropolitana de San Francisco (FRED) Análisis Integral del Mercado de Vivienda de HUD para San Francisco, mayo de 2024 Perfil de Paulo en Compass e historial de ventas Tema: la riqueza de la IA y los bienes raíces en San Francisco Guía del vecindario Pacific Heights Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, ventas cerradas en los 90 días hasta el 30 de junio de 2026, readiness READY_FOR_REPORTS. La gama más alta son casas unifamiliares de $5M o más y condominios y townhouses de $3M o más; la comparación del centro son casas unifamiliares de $1.5M a $3M. Los precios son medianas; la proporción sobre lo pedido, la venta sobre lista y la proporción de efectivo son dentro de cada grupo. La proporción de efectivo es la proporción de ventas sin financiamiento reportado. Las muestras de la gama alta son más pequeñas que las franjas de toda la ciudad, 64 ventas de casas y 48 de condominios en la ventana, y la confiabilidad se lee Robusta en ambas. Las cifras de último año y la gráfica de efectivo por franja usan ventas cerradas en los doce meses hasta la misma fecha. Una mediana de 90 días es estacional y corre más caliente que una cifra de todo el año, así que el trimestre y el año difieren por diseño. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #07: The Two-Speed Market | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-07-the-two-speed-market/

Paulo's Pulse ↗ POTM Blog Issue #07, June 30, 2026 The Two-Speed Market Two homes, same city, two different markets. Over the last 90 days the typical San Francisco house sold for about 124% of its asking price; the typical condo sold for about 101%. Houses are running hot, condos are merely warm, and the gap has widened over the past year. Here is the split, and the different playbook each side needs. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published June 30, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #07 · The numbers 124% Houses: typical sale-to-list, last 90 days 101% Condos: typical sale-to-list, near asking 86% Of houses sold over asking, vs 57% of condos Picture two buyers on the same Saturday in San Francisco. One is touring single-family homes, the other is touring condos. They will tell you very different stories about what it takes to win. That is not personality or luck. It is the market itself running at two speeds right now, and the gap between them is about as wide as I have seen it in this data. Two speeds in one number: sale-to-list, houses vs condos Median sale-to-list, last 90 days through June 30, 2026. 100% means selling at asking. San Francisco MLS via POTM Command. 124.2% Houses 101.5% Condos The gap in one number The cleanest way to see it is sale-to-list, what a home actually sold for as a percentage of what it was asking. Over the last 90 days the typical San Francisco house sold for about 124% of its list price. The typical condo sold for about 101%. Read that again. The median house went roughly 24 points over asking. The median condo went about one point over. Same city, same 90 days, two completely different contests. This holds up on the blunter measure too. About 86% of houses sold over their asking price. For condos it was about 57%, barely more than a coin flip. When most houses clear over list and only half of condos do, you are not looking at one market with some variation. You are looking at two. By the numbers Metric Houses Condos Median sale price $2,150,000 $1,300,000 Sold over asking 86.1% 57.0% Median sale-to-list 124.2% 101.5% Median days on market 12 15 Median price, same 90 days a year ago $1,750,000 $1,225,000 Year-over-year change in median +22.9% +6.1% Closed sales, last 90 days 700 672 What each side looks like The median house sold for about $2.15M and took roughly 12 days to find its buyer. The median condo sold for about $1.30M and took about 15 days. The days-on-market gap is modest; the price-pressure gap is not. This is the heart of it: houses are not selling much faster than condos, they are selling much further over their asking prices. Both warmed up, but houses pulled away: sold over asking, now vs a year ago Share of sales closing over asking, 90-day window vs the same window in 2025. San Francisco MLS via POTM Command. 86.1% Houses, this spring 78.6% Houses, a year ago 57.0% Condos, this spring 40.3% Condos, a year ago Both warmed up, but houses pulled away Here is the part that surprised even me. Condos are not cold. Compared with the same 90 days a year ago, the share of condos selling over asking jumped from about 40% to about 57%. That is a real thaw, and it echoes the condo turn I wrote about earlier this spring. But over that same year houses went from about 78% over asking to about 86%, and from 111% of list to 124%. Both lanes sped up. Houses sped up more. The gap did not close, it widened. Houses, last 90 days 124% of list price, the typical sale 86% sold over asking, 12 days to sell, plan to compete Condos, last 90 days 101% of list price, the typical sale 57% over asking, 15 days to sell, more room to negotiate Why houses run hotter The numbers above are fact. What follows is interpretation, and I want to label it that way. A single-family home in San Francisco is the scarcer, more contested thing: a patch of land, no shared walls, no HOA, no board. The supply is genuinely tight, and the pool of buyers who want exactly that is deep. Scarce supply plus deep demand is the recipe for bidding 24 points over list. Condos sit on the other side of every one of those. There are more of them, they carry monthly HOA dues, and the softest corner of the city, the newer towers along the AI corridor in SoMa and Mission Bay, is still a condo story. That overhang is lifting, which is why condos warmed up, but it keeps a ceiling on how far the typical condo runs over asking. A buyer who can negotiate on a condo today often cannot on the house across the street. What it means if you are buying If you are buying a house, treat the list price as a floor. In this market the question is rarely whether a desirable home goes over asking, it is by how much, and the typical answer right now is around 24%. Your budget, your financing, and your offer strategy all need to assume real competition. If you are buying a condo, you have something house buyers do not: leverage. Not at every property, the best units in the best buildings still draw crowds, but across the market a measured offer near asking is far more likely to work on a condo than on a house. The trade-off to weigh honestly is that the condo lane is warming, so the room you have today may be smaller next spring. What it means if you are selling If you are selling a house, this is a strong setup, and a sensible list price is what unlocks it. The 124% figure is not an argument to reach for the highest possible asking number. Much of that premium comes from homes priced to invite a crowd, where the crowd does the bidding. An aggressive anchor can thin the room and cost you the very competition you want. If you are selling a condo, the wind is finally at your back after several flat years, but you are not in the house market. Price to your building and your block's real number, lean on preparation and presentation, and let a fair list draw the larger buyer pool that is now back in the condo market. The honest caveats A few things to keep this grounded. A 90-day window is seasonal, so it captures a strong spring and runs hotter than a full-year figure would. These are medians, not averages, and your specific home can differ. Sale-to-list reflects pricing strategy as much as raw demand, since a home listed low on purpose posts a high ratio without any extra magic. And these are citywide groups, so a specific neighborhood or building can run hotter or cooler than the curve. With those noted, the samples are large, 700 house sales and 672 condo sales, and reliability is Strong on both sides. Same city, two markets. The typical house sold 24% over its asking price; the typical condo sold right about at it. Which door you walk through changes the whole game. Next issue, the third angle on this market: the luxury exception, where the very top of San Francisco plays by rules of its own. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #06 Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. Show the 4 earlier readings Issue Date Reading Call #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways Two speeds, one city. Over the last 90 days houses sold at about 124% of list while condos sold at about 101%. Same market, very different competition. Houses ran hot: 86% sold over asking, the typical sale landed 24% above list, and homes took about 12 days to sell. Plan to compete on price. Condos ran warm: 57% sold over asking, the typical sale was right about at list, and they took about 15 days. There is more room to negotiate. The gap widened over the year. A year ago houses sold at about 111% of list and condos at 100%; now it is 124% versus 101%. Condos warmed up, but houses pulled further ahead. The median house, about $2.15M, now sells for roughly $850K more than the median condo, about $1.30M. Strategy here turns on property type, not only neighborhood. Every house and condo sale behind these numbers is live in the market explorer . Switch between property types and read the gap for your own neighborhood. Sources and further reading S&P Case-Shiller home price index, San Francisco metro area (FRED) S&P Case-Shiller condominium price index, San Francisco metro area (FRED) All neighborhood guides Buying a condo vs. a TIC in San Francisco Topic: house, condo, or TIC, three different markets How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command governed MLS analytics, closed sales in the 90 days through June 30, 2026, readiness READY_FOR_REPORTS. Houses are single-family; condos include condominiums and townhouses. Prices are medians; over-asking share and sale-to-list are within each group. Reliability is Strong on both sides, with 700 house sales and 672 condo sales. Year-ago figures compare the same 90-day window in 2025. A 90-day median is seasonal, so it runs hotter than a full-year figure; sale-to-list also reflects pricing strategy, since a home listed low on purpose posts a high ratio. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #07: El mercado de dos velocidades | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-07-el-mercado-de-dos-velocidades/

Pulso de Paulo ↗ POTM Blog Edición #07, 30 de junio de 2026 El mercado de dos velocidades Dos viviendas, una misma ciudad, dos mercados distintos. En los últimos 90 días la casa típica de San Francisco se vendió por cerca del 124% de su precio pedido; el condominio típico se vendió por cerca del 101%. Las casas corren calientes, los condominios apenas tibios, y la diferencia se ha ampliado en el último año. Esta es la división, y la estrategia distinta que necesita cada lado. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 30 de junio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #07 · En números 124% Casas: venta sobre lista típica, últimos 90 días 101% Condominios: venta sobre lista, cerca de lo pedido 86% De casas sobre lo pedido, contra 57% de condominios Imagine a dos compradores el mismo sábado en San Francisco. Uno recorre casas unifamiliares, el otro recorre condominios. Le contaran historias muy distintas sobre lo que cuesta ganar. No es personalidad ni suerte. Es el mercado mismo corriendo a dos velocidades ahora mismo, y la diferencia entre ellas es de las más amplias que he visto en estos datos. Dos velocidades en un número: venta sobre lista, casas contra condominios Mediana de venta sobre lista, últimos 90 días hasta el 30 de junio de 2026. 100% es vender a lo pedido. MLS de San Francisco vía POTM Command. 124.2% Casas 101.5% Condominios La diferencia en un número La forma más clara de verlo es la venta sobre lista, lo que una vivienda realmente se vendió como porcentaje de lo que pedia. En los últimos 90 días la casa típica de San Francisco se vendió por cerca del 124% de su precio de lista. El condominio típico se vendió por cerca del 101%. Léalo de nuevo. La casa mediana quedó unos 24 puntos sobre lo pedido. El condominio mediano quedó cerca de un punto sobre lo pedido. La misma ciudad, los mismos 90 días, dos competencias por completo distintas. Esto se sostiene también en la medida más directa. Cerca del 86% de las casas se vendió sobre su precio pedido. En condominios fue cerca del 57%, apenas más que una moneda al aire. Cuando la mayoría de las casas supera lo pedido y solo la mitad de los condominios lo hace, no está viendo un mercado con algo de variación. Esta viendo dos. En números Métrica Casas Condominios Precio mediano de venta $2,150,000 $1,300,000 Vendidas sobre lo pedido 86.1% 57.0% Mediana de venta sobre lista 124.2% 101.5% Mediana de días en mercado 12 15 Precio mediano, mismos 90 días hace un año $1,750,000 $1,225,000 Cambio anual en la mediana +22.9% +6.1% Ventas cerradas, últimos 90 días 700 672 Como se ve cada lado La casa mediana se vendió por cerca de $2.15M y tardo unos 12 días en encontrar comprador. El condominio mediano se vendió por cerca de $1.30M y tardo cerca de 15 días. La diferencia en días en mercado es modesta; la diferencia en presión sobre el precio no lo es. Ese es el corazón del asunto: las casas no se venden mucho más rápido que los condominios, se venden mucho más por encima de su precio pedido. Ambos se calentaron, pero las casas se adelantaron: sobre lo pedido, ahora contra hace un año Porcentaje de ventas cerradas sobre lo pedido, ventana de 90 días contra la misma de 2025. MLS de San Francisco vía POTM Command. 86.1% Casas, esta primavera 78.6% Casas, hace un año 57.0% Condominios, esta primavera 40.3% Condominios, hace un año Ambos se calentaron, pero las casas se adelantaron Esta es la parte que hasta a mí me sorprendió. Los condominios no están frios. Comparado con los mismos 90 días de hace un año, la proporción de condominios vendidos sobre lo pedido salto de cerca del 40% a cerca del 57%. Es un deshielo real, y hace eco del giro de los condominios sobre el que escribí esta primavera. Pero en ese mismo año las casas pasaron de cerca del 78% sobre lo pedido a cerca del 86%, y del 111% de lista al 124%. Los dos carriles aceleraron. Las casas aceleraron más. La diferencia no se cerró, se amplio. Casas, últimos 90 días 124% del precio de lista, la venta típica 86% sobre lo pedido, 12 días para vender, cuente con competir Condominios, últimos 90 días 101% del precio de lista, la venta típica 57% sobre lo pedido, 15 días para vender, más espacio para negociar Por qué las casas corren más calientes Los números de arriba son hechos. Lo que sigue es interpretación, y quiero senalarlo así. Una casa unifamiliar en San Francisco es lo más escaso y disputado: un terreno propio, sin muros compartidos, sin HOA, sin junta. La oferta es de verdad escasa, y el grupo de compradores que quiere exactamente eso es profundo. Oferta escasa más demanda profunda es la receta para ofertar 24 puntos sobre lo pedido. Los condominios están del otro lado de cada uno de esos puntos. Hay más de ellos, cargan cuotas mensuales de HOA, y el rincón más suave de la ciudad, las torres nuevas del corredor de IA en SoMa y Mission Bay, sigue siendo una historia de condominios. Ese exceso se está levantando, por eso los condominios se calentaron, pero mantiene un techo sobre cuánto supera lo pedido el condominio típico. Un comprador que hoy puede negociar un condominio a menudo no puede hacerlo con la casa de enfrente. Qué significa si está comprando Si está comprando una casa, trate el precio de lista como un piso. En este mercado la pregunta rara vez es si una casa deseable superara lo pedido, es por cuánto, y la respuesta típica ahora ronda el 24%. Su presupuesto, su financiamiento y su estrategia de oferta deben asumir competencia real. Si está comprando un condominio, tiene algo que los compradores de casa no tienen: palanca. No en cada propiedad, las mejores unidades en los mejores edificios todavía atraen multitudes, pero a lo largo del mercado una oferta mesurada cerca de lo pedido tiene mucha más probabilidad de funcionar en un condominio que en una casa. El equilibrio a sopesar con honestidad es que el carril de los condominios se está calentando, así que el espacio que tiene hoy puede ser menor la próxima primavera. Qué significa si está vendiendo Si está vendiendo una casa, este es un escenario fuerte, y un precio de lista sensato es lo que lo desbloquea. La cifra del 124% no es un argumento para pedir el número de lista más alto posible. Buena parte de esa prima proviene de casas con un precio pensado para invitar a una multitud, donde la multitud hace las ofertas. Un precio inicial agresivo puede vaciar la sala y costarle la misma competencia que busca. Si esta vendiendo un condominio, el viento por fin sopla a su favor tras varios años planos, pero no está en el mercado de las casas. Ponga el precio al número real de su edificio y su cuadra, apoyese en la preparación y la presentación, y deje que una lista justa atraiga al grupo de compradores más grande que ya volvió al mercado de condominios. Las salvedades honestas Algunas cosas para mantener esto con los pies en la tierra. Una ventana de 90 días es estacional, así que captura una primavera fuerte y corre más caliente de lo que correría una cifra de todo el año. Son medianas, no promedios, y su vivienda específica puede diferir. La venta sobre lista refleja la estrategia de precio tanto como la demanda pura, ya que una casa puesta en lista baja a propósito muestra una relación alta sin ninguna magia adicional. Y estos son grupos de toda la ciudad, así que un vecindario o edificio específico puede correr más caliente o más frío que la curva. Con eso anotado, las muestras son grandes, 700 ventas de casas y 672 de condominios, y la confiabilidad es Robusta en ambos lados. Una misma ciudad, dos mercados. La casa típica se vendió 24% sobre lo pedido; el condominio típico se vendió justo cerca de eso. Por cuál puerta entra cambia todo el juego. En la próxima edición, el tercer ángulo de este mercado: la excepción del lujo, donde la parte más alta de San Francisco juega con reglas propias. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #06 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. Ver las 4 lecturas anteriores Edición Fecha Lectura Llamado #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave Dos velocidades, una ciudad. En los últimos 90 días las casas se vendieron a cerca del 124% de lista y los condominios cerca del 101%. El mismo mercado, competencia muy distinta. Las casas corrieron calientes: 86% se vendió sobre lo pedido, la venta típica quedó 24% sobre lista, y tardaron cerca de 12 días. Cuente con competir en precio. Los condominios corrieron tibios: 57% se vendió sobre lo pedido, la venta típica quedó cerca de lista, y tardaron cerca de 15 días. Hay más espacio para negociar. La diferencia se amplio en el año. Hace un año las casas se vendian a cerca del 111% de lista y los condominios al 100%; ahora es 124% contra 101%. Los condominios se calentaron, pero las casas se adelantaron más. La casa mediana, cerca de $2.15M, ahora se vende por unos $850K más que el condominio mediano, cerca de $1.30M. Aquí la estrategia gira en torno al tipo de propiedad, no solo al vecindario. Cada venta de casa y condominio detrás de estos números está en vivo en el explorador del mercado . Cambie entre tipos de propiedad y lea la diferencia para su propio vecindario. Fuentes y lecturas relacionadas Índice de precios Case-Shiller, área metropolitana de San Francisco (FRED) Índice de precios de condominios Case-Shiller, área metropolitana de San Francisco (FRED) Todas las guías de vecindarios Condominio o TIC en San Francisco Tema: casa, condominio o TIC, tres mercados distintos Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, ventas cerradas en los 90 días hasta el 30 de junio de 2026, readiness READY_FOR_REPORTS. Las casas son unifamiliares; los condominios incluyen condominios y townhouses. Los precios son medianas; la proporción sobre lo pedido y la venta sobre lista son dentro de cada grupo. La confiabilidad es Robusta en ambos lados, con 700 ventas de casas y 672 de condominios. Las cifras de hace un año comparan la misma ventana de 90 días en 2025. Una mediana de 90 días es estacional, así que corre más caliente que una cifra de todo el año; la venta sobre lista también refleja la estrategia de precio, ya que una casa puesta en lista baja a propósito muestra una relación alta. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #06: The Missing Middle | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-06-the-missing-middle/

Paulo's Pulse ↗ POTM Blog Issue #06, June 25, 2026 The Missing Middle Most people assume the cheapest homes draw the fiercest competition. For San Francisco houses, the opposite is true. Over the last year, single-family homes between $1.5M and $3M sold around 86 to 88% over asking at 122 to 125% of list, while both ends of the market stayed calm. The bidding wars live in the middle. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published June 25, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #06 · The numbers 88% Of $2M to $3M houses sold over asking, trailing year 125% Sale-to-list in the $1.5M to $2M band 55% Under $1M, the calm bottom, sold over asking Ask most people where the competition is fiercest in San Francisco and they will point to the bottom of the market. The starter homes, the places a first-time buyer can almost reach. It feels right: scarcity at the entry level, a crowd of hopeful buyers, prices bid into the sky. The data says the opposite. For single-family homes, the fiercest competition is not at the bottom. It is in the middle. Where the bidding wars are: houses sold over asking, by price band Single-family, share of sales closing over asking, trailing year through June 24, 2026. San Francisco MLS. 54.9% 81.4% $1-1.5M 86.0% $1.5-2M 88.3% $2-3M 77.3% $3-5M 49.4% $5M+ The shape of the competition Read the bars as a hill. Competition rises from the entry level, peaks hard between $1.5M and $3M, then falls away again at the top. The $2M to $3M band is the summit, with about 88% of homes selling over asking, and the typical home in the $1.5M to $2M band sold for about 125% of its list price. Now look at the two ends. Under $1M, just 55% of homes sold over asking and the typical sale landed almost exactly at list. Above $5M it is even calmer, fewer than half over asking and the median sale right at list. The cheapest and most expensive houses in San Francisco are, on this measure, the least competitive. It helps to know where the typical house sits in this picture. The median single-family home sold for about $1.86M over the past year. That places the middle of the market squarely on the hottest part of the hill. This is not a niche slice. It is the center of gravity for the whole city. By the numbers Price band Sold over asking Sale-to-list Financed Sales Under $1M 54.9% 101.1% 75.5% 204 $1M to $1.5M 81.4% 114.3% 80.4% 499 $1.5M to $2M 86.0% 125.2% 74.1% 535 $2M to $3M 88.3% 121.9% 73.3% 522 $3M to $5M 77.3% 114.3% 53.2% 357 $5M and up 49.4% 100.0% 39.1% 162 All single-family 78.8% 115.4% 70.1% 2,279 Why the middle runs hottest The table is fact. What follows is interpretation, and I want to label it that way. The $1.5M to $3M band is where the largest pool of qualified, motivated buyers meets a real supply of homes. More than a thousand single-family sales happened in that band over the year, more than any other part of the market. Enough buyers who can actually close, enough homes worth competing for, and you get bidding wars. The bottom does not work that way. Under $1M the supply of true single-family homes is thin, and those buyers are more often constrained by financing and budget headroom. Three quarters used a loan, and a loan has a ceiling that cash does not. The top behaves differently again. Above $5M the buyer pool is small and particular, the homes are unique enough that comparisons get fuzzy, and fewer than 40% of those sales were financed. When buyers are scarce and every property is one of a kind, price gets discovered through negotiation, not a feeding frenzy. That is why the high end sits right at list while the middle runs 20-plus points above it. The same hill in sale-to-list, by price band Single-family median sale-to-list. 100% means selling at asking. Trailing year through June 24, 2026. 101.1% 114.3% $1-1.5M 125.2% $1.5-2M 121.9% $2-3M 114.3% $3-5M 100.0% $5M+ One honest nuance before anyone overreads this. Homes in the hot band did not sell dramatically faster than the rest. The median house spent about 12 days on the market across most bands, and a few pricier bands actually moved a touch quicker. This is a story about price pressure, not speed. Middle-market homes are selling for more relative to where they were listed, because more qualified buyers are pushing against each other on price. The hot middle versus the calm ends The hot middle, $1.5M to $3M ~87% of houses sold over asking plan to compete on price, list is a floor The calm ends, under $1M and $5M+ ~50% of houses sold over asking more room to negotiate, sales near list What it means if you are buying If you are shopping the $1.5M to $3M range, treat the list price as a floor, not a target. The question here is rarely whether a desirable home goes over asking. It is by how much, and the typical outcome is a sale 20 to 25% above list. Going in expecting to pay list is going in expecting to lose. The flip side is useful: if your search has any flexibility at the edges, the entry level and the upper end are where more room to negotiate lives. A home listed at $950,000 or at $5.5M is far more likely to trade near asking than one listed at $2.4M. What it means if you are selling If your home falls in the hot band, the pressure is real and it can work for you. But the lesson of a 125% sale-to-list ratio is not to reach for the highest possible list price. It is closer to the opposite. Much of that premium comes from homes priced to invite competition, where a sensible list draws a crowd and the crowd does the rest. An aggressive anchor can thin the room, slow the home, and cost you the auction. Above $3M, and especially above $5M, the same playbook does not carry. That part of the market rewards patience and precise positioning, not a weekend stampede. The honest caveats A few things to keep this grounded. This is a trailing twelve-month window, so it blends a strong spring with a quieter winter. These are medians, not averages. Sale-to-list reflects pricing strategy as much as raw demand, since a home listed low on purpose posts a high ratio without any extra magic. And these are citywide single-family bands, so any one neighborhood can run hotter or cooler than the curve. With those caveats noted, the samples are large and reliability is Strong across every band. In San Francisco right now, the bidding wars are not at the bottom of the market. They are in the middle, the part most families are actually trying to buy into. Next issue, the same data from a different angle: houses and condos are running at very different speeds right now, and the gap is about as wide as it has been in years. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #06 (this issue) Jun 25, 2026 Still the calm corner while the house middle runs hot. District 9 condos, SoMa, Mission Bay, and South Beach, sold right at list, about 100%, with only 35% over asking on 300 sales, against the $1.5M to $3M house band at 122 to 125% of list. Buyer opportunity holds where the bidding wars are not. #05 Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. Show the 4 earlier readings Issue Date Reading Call #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways The most competitive single-family price in SF is the middle, not the bottom. The $1.5M to $3M band ran 86 to 88% over asking at 122 to 125% of list. The calm zones are the two ends. Under $1M and $5M-plus both sat near 50% over asking and right at list. The median SF house, about $1.86M, sits squarely in the hottest band. This is the center of the market, not a niche. This is price pressure, not speed. Median time to sell was about 12 days across most bands. If your search has flexibility at the edges, the entry and luxury ends are where the negotiating room lives. Every band, window, and closing behind these numbers is live in the market explorer . Switch it to single-family and read your own price band. Sources and further reading Case-Shiller middle price tier, San Francisco metro area (FRED) U.S. Census QuickFacts, San Francisco city How I help buyers What first-time buyers miss in San Francisco How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command governed MLS analytics, single-family closed sales over the trailing twelve months through June 24, 2026, readiness READY_FOR_REPORTS. Over-asking share, sale-to-list, and financed share are medians or rates within each price band; reliability is Strong across all six bands. Sale-to-list reflects pricing strategy as well as demand, since a home listed low on purpose posts a high ratio. Bands are citywide, so a single neighborhood can run hotter or cooler. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #06: El centro olvidado | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-06-el-centro-olvidado/

Pulso de Paulo ↗ POTM Blog Edición #06, 25 de junio de 2026 El centro olvidado Mucha gente asume que las casas más baratas atraen la competencia más feroz. Para las casas de San Francisco, es al revés. En el último año, las unifamiliares entre $1.5M y $3M se vendieron cerca de 86 a 88% sobre lo pedido a 122 a 125% de lista, mientras los dos extremos del mercado se mantuvieron tranquilos. Las guerras de ofertas viven en el centro. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 25 de junio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #06 · En números 88% De casas de $2M a $3M vendidas sobre lo pedido, último año 125% Venta sobre lista en la franja de $1.5M a $2M 55% Menos de $1M, el fondo tranquilo, sobre lo pedido Si le pregunta a la mayoría de la gente dónde es más feroz la competencia en San Francisco, senalara la parte baja del mercado. Las casas de entrada, las que un comprador primerizo casi puede alcanzar. Suena lógico: poca oferta en el nivel de entrada, una multitud de compradores con esperanzas, precios que se disparan. Los datos dicen lo contrario. Para las casas unifamiliares, la competencia más feroz no está en la parte baja. Esta en el centro. Dónde están las guerras de ofertas: casas sobre lo pedido, por franja de precio Unifamiliar, porcentaje de ventas cerradas sobre lo pedido, año hasta el 24 de junio de 2026. MLS de San Francisco. 54.9% 81.4% $1-1.5M 86.0% $1.5-2M 88.3% $2-3M 77.3% $3-5M 49.4% $5M+ La forma de la competencia Lea las barras como una colina. La competencia sube desde el nivel de entrada, alcanza su punto máximo entre $1.5M y $3M, y luego vuelve a caer en la parte alta. La franja de $2M a $3M es la cima, con cerca del 88% de las casas vendidas sobre lo pedido, y la casa típica en la franja de $1.5M a $2M se vendió por cerca del 125% de su precio de lista. Ahora mire los dos extremos. Por debajo de $1M, solo el 55% de las casas se vendió sobre lo pedido y la venta típica quedó casi exactamente en lista. Por encima de $5M es aún más tranquilo, menos de la mitad sobre lo pedido y la venta mediana justo en lista. Las casas más baratas y más caras de San Francisco son, según esta medida, las menos competitivas. Ayuda saber dónde se ubica la casa típica en este panorama. La casa unifamiliar mediana se vendió por cerca de $1.86M en el último año. Eso coloca al centro del mercado de lleno en la parte más caliente de la colina. No es una porción de nicho. Es el centro de gravedad de toda la ciudad. En números Franja de precio Sobre lo pedido Venta sobre lista Financiado Ventas Menos de $1M 54.9% 101.1% 75.5% 204 $1M a $1.5M 81.4% 114.3% 80.4% 499 $1.5M a $2M 86.0% 125.2% 74.1% 535 $2M a $3M 88.3% 121.9% 73.3% 522 $3M a $5M 77.3% 114.3% 53.2% 357 $5M y más 49.4% 100.0% 39.1% 162 Todo unifamiliar 78.8% 115.4% 70.1% 2,279 Por qué el centro es el más caliente La tabla es un hecho. Lo que sigue es interpretación, y quiero senalarlo así. La franja de $1.5M a $3M es donde el mayor grupo de compradores calificados y motivados se encuentra con una oferta real de casas. Más de mil ventas unifamiliares ocurrieron en esa franja durante el año, más que en cualquier otra parte del mercado. Suficientes compradores que de verdad pueden cerrar, suficientes casas por las que vale la pena competir, y aparecen las guerras de ofertas. La parte baja no funciona así. Por debajo de $1M la oferta de verdaderas casas unifamiliares es escasa, y esos compradores suelen estar más limitados por el financiamiento y el margen del presupuesto. Tres cuartas partes usaron un préstamo, y un préstamo tiene un techo que el efectivo no tiene. La parte alta se comporta de otra manera. Por encima de $5M el grupo de compradores es pequeño y particular, las casas son lo bastante únicas como para que las comparaciones se vuelvan borrosas, y menos del 40% de esas ventas se financiaron. Cuando los compradores son escasos y cada propiedad es única, el precio se descubre mediante la negociación, no una fiebre de ofertas. Por eso la parte alta queda justo en lista mientras el centro corre más de 20 puntos por encima. La misma colina en venta sobre lista, por franja de precio Mediana de venta sobre lista unifamiliar. 100% significa vender a lo pedido. Año hasta el 24 de junio de 2026. 101.1% 114.3% $1-1.5M 125.2% $1.5-2M 121.9% $2-3M 114.3% $3-5M 100.0% $5M+ Un matiz honesto antes de que alguien lo lea de más. Las casas en la franja caliente no se vendieron mucho más rápido que el resto. La casa mediana pasó cerca de 12 días en el mercado en la mayoría de las franjas, y algunas franjas más caras incluso se movieron un poco más rápido. Es una historia de presión sobre el precio, no de velocidad. Las casas del mercado medio se venden por más en relación con su precio de lista, porque más compradores calificados se empujan entre sí en el precio. El centro caliente frente a los extremos tranquilos El centro caliente, $1.5M a $3M ~87% de las casas sobre lo pedido cuente con competir en precio, la lista es un piso Los extremos tranquilos, menos de $1M y $5M+ ~50% de las casas sobre lo pedido más espacio para negociar, ventas cerca de lista Qué significa si está comprando Si está buscando en el rango de $1.5M a $3M, trate el precio de lista como un piso, no como una meta. La pregunta aquí rara vez es si una casa deseable superara lo pedido. Es por cuánto, y el resultado típico es una venta entre 20 y 25% por encima de lista. Entrar esperando pagar lo pedido es entrar esperando perder. El otro lado es útil: si su búsqueda tiene algo de flexibilidad en los bordes, el nivel de entrada y la parte alta son donde hay más espacio para negociar. Una casa en lista por $950,000 o por $5.5M tiene mucha más probabilidad de venderse cerca de lo pedido que una en lista por $2.4M. Qué significa si está vendiendo Si su casa cae en la franja caliente, la presión es real y puede trabajar a su favor. Pero la lección de una relación venta a lista del 125% no es pedir el precio de lista más alto posible. Es casi lo contrario. Buena parte de esa prima proviene de casas con un precio pensado para invitar la competencia, donde una lista sensata atrae a una multitud y la multitud hace el resto. Un precio inicial agresivo puede vaciar la sala, frenar la casa y costarle la subasta. Por encima de $3M, y especialmente por encima de $5M, el mismo libreto no funciona. Esa parte del mercado premia la paciencia y el posicionamiento preciso, no una estampida de fin de semana. Las salvedades honestas Algunas cosas para mantener esto con los pies en la tierra. Es una ventana de doce meses, así que mezcla una primavera fuerte con un invierno más tranquilo. Son medianas, no promedios. La venta sobre lista refleja la estrategia de precio tanto como la demanda pura, ya que una casa puesta en lista baja a propósito muestra una relación alta sin ninguna magia adicional. Y estas son franjas de toda la ciudad, así que cualquier vecindario puede correr más caliente o más frío que la curva. Con esas salvedades anotadas, las muestras son grandes y la confiabilidad es Robusta en todas las franjas. En San Francisco ahora mismo, las guerras de ofertas no están en la parte baja del mercado. Están en el centro, la parte que la mayoría de las familias en realidad intenta comprar. En la próxima edición, los mismos datos desde otro ángulo: las casas y los condominios corren a velocidades muy distintas ahora mismo, y la diferencia es de las más amplias en años. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #06 (esta edición) 25 jun 2026 Sigue siendo el rincón tranquilo mientras el centro de casas corre caliente. Los condominios del Distrito 9, SoMa, Mission Bay y South Beach, se vendieron justo en lista, cerca de 100%, con solo 35% sobre lo pedido en 300 ventas, contra la franja de casas de $1.5M a $3M en 122 a 125% de lista. La oportunidad de compra se mantiene donde no están las guerras de ofertas. #05 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. Ver las 4 lecturas anteriores Edición Fecha Lectura Llamado #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave El precio unifamiliar más competitivo en SF es el centro, no el fondo. La franja de $1.5M a $3M corrió 86 a 88% sobre lo pedido a 122 a 125% de lista. Las zonas tranquilas son los dos extremos. Menos de $1M y $5M o más quedaron cerca de 50% sobre lo pedido y justo en lista. La casa mediana de SF, cerca de $1.86M, se ubica de lleno en la franja más caliente. Es el centro del mercado, no un nicho. Es presión sobre el precio, no velocidad. La mediana de días para vender fue cerca de 12 en la mayoría de las franjas. Si su búsqueda tiene flexibilidad en los bordes, la entrada y el lujo son donde está el espacio para negociar. Cada franja, ventana y venta detrás de estos números está en vivo en el explorador del mercado . Cambielo a unifamiliar y lea su propia franja de precio. Fuentes y lecturas relacionadas Case-Shiller, tercio de precio medio, área metropolitana de San Francisco (FRED) Census QuickFacts de EE. UU., ciudad de San Francisco Cómo ayudo a compradores Lo que los primeros compradores pasan por alto Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada del MLS, ventas unifamiliares cerradas en los doce meses móviles hasta el 24 de junio de 2026, readiness READY_FOR_REPORTS. La proporción sobre lo pedido, la venta sobre lista y la proporción financiada son medianas o tasas dentro de cada franja de precio; la confiabilidad es Robusta en las seis franjas. La venta sobre lista refleja la estrategia de precio además de la demanda, ya que una casa puesta en lista baja a propósito muestra una relación alta. Las franjas son de toda la ciudad, así que un vecindario puede correr más caliente o más frío. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #05: Who's Paying Cash | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-05-whos-paying-cash/

Paulo's Pulse ↗ POTM Blog Issue #05, June 21, 2026 Who's Paying Cash About one in three San Francisco homes sold over the last year closed with cash, not a loan. Most people assume that is a luxury story. It is not. Even under two million dollars, close to a third of buyers paid cash. Here is where cash actually concentrates, and where a strong financed offer still competes cleanly. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published June 21, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #05 · The numbers 33% Cash share of city home sales, trailing year ~30% Cash share even under $1M 63% Cash share above $5M Across San Francisco, about a third of homes that sold in the last twelve months closed with cash rather than a mortgage. That is measured the strict way: out of sales where the financing was actually reported, one in three was all cash. The common assumption is that cash buying is a billionaire-and-mansion thing. The data says otherwise. Cash is spread across every price tier, and it is heavy enough at the bottom to matter to ordinary buyers. Who's paying cash, by price tier Cash share of sales, all property types. Dashed line is the citywide average for the selected window. Last 30 days Last 90 days Rolling 12 months city avg 31.4% Under $1M 24.0% $1M to $2M 28.8% $2M to $3M 32.4% $3M to $5M 37.5% $5M+ 65.0% Last 30 days , 492 closings. Every tier clears Strong reliability in all three windows. The $3M to $5M tier is the most window-sensitive, so read it on 90 days or 12 months and treat 30 days as the live pulse. city avg 35.2% Under $1M 30.2% $1M to $2M 28.6% $2M to $3M 34.1% $3M to $5M 54.1% $5M+ 64.5% Last 90 days , 1,555 closings. Every tier clears Strong reliability in all three windows. The $3M to $5M tier is the most window-sensitive, so read it on 90 days or 12 months and treat 30 days as the live pulse. city avg 33.0% Under $1M 30.3% $1M to $2M 27.9% $2M to $3M 33.2% $3M to $5M 51.4% $5M+ 62.8% Rolling 12 months , 5,592 closings. Every tier clears Strong reliability in all three windows. The $3M to $5M tier is the most window-sensitive, so read it on 90 days or 12 months and treat 30 days as the live pulse. Read the staircase from the bottom Below two million dollars, where most San Franciscans actually buy, cash still runs close to a third. That is not a fringe. That is most likely one of the other offers on your starter home. The pattern holds whether you look at the last 30 days, the last 90, or the full year, so this is a standing feature of the market, not a one-month blip. By the numbers Price tier 30-day 90-day 12-month Under $1M 24.0% 30.2% 30.3% $1M to $2M 28.8% 28.6% 27.9% $2M to $3M 32.4% 34.1% 33.2% $3M to $5M 37.5% 54.1% 51.4% $5M+ 65.0% 64.5% 62.8% Citywide 31.4% 35.2% 33.0% Where a loan still wins the day Cash is not magic. It wins on certainty and speed, not always on price. A cash offer skips the loan contingency and can close fast, which a seller values when two bids are close. But a strong financed offer, with real money down, a clean pre-approval, and a tight timeline, still wins constantly, especially under three million dollars where the financed buyer is the majority of the pool. The steep part of the staircase is above three million. There, more than half of sales are cash, and at five million and up it is nearly two thirds. If you are shopping the top of the market, plan for cash competition as the baseline, not the exception. The split most buyers miss: house versus condo Here is the part that changes strategy. The cash share at the entry and middle of the market flips depending on what you are buying. Starter house, under $2M ~23% of sales paid cash single family · a financed offer competes more cleanly Starter condo, under $2M ~33% of sales paid cash cash shows up more often here A financed buyer competes more cleanly for a starter single-family home than for a comparable condo, where cash shows up more often. If you are financing and flexible on property type, that is a real, usable edge. At the very top, condos go almost entirely cash, but those are thin counts and we treat them as directional, not a headline. What I would do with this If you are buying with a loan, do not let the cash narrative talk you out of the market. Know your tier. Under two million, build the strongest financed offer you can, because the odds are you are competing with other financed buyers, not a wall of cash. Above three million, expect cash across the table and structure accordingly. If you are selling, this is why a financed offer should not be dismissed on sight. The right financed buyer, well qualified and well structured, often nets you the same certainty for a better price. Want your block read specifically? Cash patterns vary by neighborhood and price point. I am glad to pull your exact tier and area before you write an offer. Read the staircase from the bottom. Below two million, where most of us actually buy, the typical competing offer is still a loan, not a briefcase of cash. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #05 (this issue) Jun 21, 2026 Cash, not heat. Corridor condos carry heavier cash than the citywide condo average, about 42% versus 37%, yet still sell near 98.7% of list with only about 20% over asking versus 45% citywide. Cash concentrates here; competition does not. Negotiating room for financed buyers. #04 Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. Show the 3 earlier readings Issue Date Reading Call #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Takeaways If you are financing under $2M, you are not automatically outgunned. Roughly seven in ten buyers in your range still used a loan. Cash is strongest at the top. Above $3M more than half of sales were cash; above $5M nearly two thirds. Property type matters more than most expect. A financed offer competes more cleanly for a starter house than for a starter condo. Built on the live POTM market engine. See the methodology and current readings . Sources and further reading NAR research and statistics, national context for cash and investor purchases NAR Realtors Confidence Index, which reports the national all-cash share Topic: cash buyers in San Francisco Small investors: duplexes, TICs, and 2 to 4 unit buildings How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Source: POTM Command governed MLS analytics, windows ending June 19, 2026. Cash and financed shares use the reported denominator: sales where buyer financing was actually reported; unreported sales are excluded. Sale-to-list outliers above 200% and quarantined rows are excluded. Medians unless noted. Data deemed reliable but not guaranteed, subject to change, correction, and revision. General information, not legal, tax, or financial advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #05: Quién paga en efectivo | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-05-quien-paga-en-efectivo/

Pulso de Paulo ↗ POTM Blog Edición #05, 21 de junio de 2026 Quién paga en efectivo Cerca de una de cada tres casas vendidas en San Francisco durante el último año se cerró en efectivo, sin préstamo. Mucha gente asume que eso es cosa del mercado de lujo. No lo es. Incluso por debajo de los dos millones de dólares, casi un tercio de los compradores pagó en efectivo. Aquí está dónde se concentra de verdad el efectivo, y dónde una oferta financiada sólida todavía compite bien. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 21 de junio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #05 · En números 33% Ventas en efectivo en la ciudad, último año ~30% Ventas en efectivo aun por debajo de $1M 63% Ventas en efectivo por encima de $5M En todo San Francisco, cerca de un tercio de las casas vendidas en los últimos doce meses se cerraron en efectivo y no con hipoteca. Se mide de la forma estricta: de las ventas donde el financiamiento se reportó realmente, una de cada tres fue en efectivo. La idea común es que comprar en efectivo es cosa de mansiones y millonarios. Los datos dicen otra cosa. El efectivo está repartido en todos los rangos de precio, y pesa lo suficiente en la parte baja como para importarle a un comprador común. Quién paga en efectivo, por rango de precio Proporción de ventas en efectivo, todos los tipos de propiedad. La línea punteada es el promedio de la ciudad de la ventana elegida. Últimos 30 días Últimos 90 días 12 meses móviles promedio ciudad 31.4% Menos de $1M 24.0% $1M a $2M 28.8% $2M a $3M 32.4% $3M a $5M 37.5% $5M+ 65.0% Últimos 30 días , 492 cierres. Cada rango alcanza confiabilidad Robusta en las tres ventanas. El rango de $3M a $5M es el más sensible a la ventana, así que léalo en 90 días o 12 meses y trate los 30 días como el pulso en vivo. promedio ciudad 35.2% Menos de $1M 30.2% $1M a $2M 28.6% $2M a $3M 34.1% $3M a $5M 54.1% $5M+ 64.5% Últimos 90 días , 1,555 cierres. Cada rango alcanza confiabilidad Robusta en las tres ventanas. El rango de $3M a $5M es el más sensible a la ventana, así que léalo en 90 días o 12 meses y trate los 30 días como el pulso en vivo. promedio ciudad 33.0% Menos de $1M 30.3% $1M a $2M 27.9% $2M a $3M 33.2% $3M a $5M 51.4% $5M+ 62.8% 12 meses móviles , 5,592 cierres. Cada rango alcanza confiabilidad Robusta en las tres ventanas. El rango de $3M a $5M es el más sensible a la ventana, así que léalo en 90 días o 12 meses y trate los 30 días como el pulso en vivo. Lea la escalera desde abajo Por debajo de dos millones, donde de verdad compra la mayoría de los habitantes de San Francisco, el efectivo todavía ronda un tercio. Eso no es algo marginal. Es, probablemente, una de las otras ofertas por su casa de entrada. El patrón se sostiene ya sea que mire los últimos 30 días, los últimos 90, o el año completo, así que es un rasgo permanente del mercado, no un parpadeo de un mes. En números Rango de precio 30 días 90 días 12 meses Menos de $1M 24.0% 30.2% 30.3% $1M a $2M 28.8% 28.6% 27.9% $2M a $3M 32.4% 34.1% 33.2% $3M a $5M 37.5% 54.1% 51.4% $5M+ 65.0% 64.5% 62.8% Ciudad 31.4% 35.2% 33.0% Dónde gana todavía un préstamo El efectivo no es magia. Gana por certeza y rapidez, no siempre por precio. Una oferta en efectivo evita la contingencia del préstamo y puede cerrar rápido, algo que el vendedor valora cuando dos ofertas están parejas. Pero una oferta financiada sólida, con buen enganche, una precalificación limpia y un plazo ajustado, gana constantemente, sobre todo por debajo de tres millones, donde el comprador financiado es la mayoría. La parte empinada de la escalera está por encima de tres millones. Ahí más de la mitad de las ventas son en efectivo, y de cinco millones para arriba son casi dos tercios. Si busca en la parte alta del mercado, cuente con la competencia en efectivo como la norma, no la excepción. La diferencia que muchos compradores pasan por alto: casa contra condominio Esta es la parte que cambia la estrategia. La proporción de efectivo en la entrada y el medio del mercado se invierte según lo que esté comprando. Casa de entrada, menos de $2M ~23% de las ventas en efectivo unifamiliar · una oferta financiada compite mejor Condominio de entrada, menos de $2M ~33% de las ventas en efectivo aquí el efectivo aparece con más frecuencia Un comprador financiado compite mejor por una casa unifamiliar de entrada que por un condominio comparable, donde el efectivo aparece con más frecuencia. Si va a financiar y tiene flexibilidad en el tipo de propiedad, esa es una ventaja real y aprovechable. En la parte muy alta, los condominios se vuelven casi todo efectivo, pero esos conteos son pocos y los tratamos como direccionales, no como titular. Qué haría yo con esto Si compra con préstamo, no deje que la idea del efectivo lo saque del mercado. Conozca su rango. Por debajo de dos millones, arme la oferta financiada más fuerte posible, porque lo más probable es que compita con otros compradores financiados y no con un muro de efectivo. Por encima de tres millones, espere efectivo del otro lado y estructure su oferta en consecuencia. Si vende, por esto una oferta financiada no debería descartarse de entrada. El comprador financiado correcto, bien calificado y bien estructurado, a menudo le da la misma certeza por un mejor precio. ¿Quiere que lea su cuadra en concreto? Los patrones de efectivo varían por vecindario y por rango de precio. Con gusto saco su rango y su zona exactos antes de que escriba una oferta. Lea la escalera desde abajo. Por debajo de dos millones, donde de verdad compra la mayoría, la oferta que compite suele ser un préstamo, no un maletín de efectivo. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #05 (esta edición) 21 jun 2026 Efectivo, no calor. Los condominios del corredor cargan más efectivo que el promedio de condominios de la ciudad, cerca de 42% contra 37%, pero aun así se venden cerca del 98.7% de lista y solo cerca del 20% sobre lo pedido contra 45% en la ciudad. El efectivo se concentra aquí; la competencia no. Espacio de negociación para compradores financiados. #04 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. Ver las 3 lecturas anteriores Edición Fecha Lectura Llamado #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Puntos clave Si va a financiar por debajo de $2M, no está automáticamente en desventaja. Cerca de siete de cada diez compradores en su rango todavía usaron préstamo. El efectivo es más fuerte en la parte alta. Por encima de $3M más de la mitad de las ventas fueron en efectivo; por encima de $5M casi dos tercios. El tipo de propiedad importa más de lo que se cree. Una oferta financiada compite mejor por una casa de entrada que por un condominio de entrada. Basado en el motor de mercado POTM en vivo. Vea la metodología y las lecturas actuales . Fuentes y lecturas relacionadas Investigación y estadísticas de NAR, contexto nacional de compras en efectivo Índice de Confianza de Realtors de NAR, que reporta la proporción nacional de compras en efectivo Tema: compradores en efectivo en San Francisco Pequeños inversionistas: dúplex, TIC y edificios de 2 a 4 unidades Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Fuente: POTM Command, analítica gobernada de MLS, ventanas que terminan el 19 de junio de 2026. Las proporciones de efectivo y financiado usan el denominador reportado: ventas donde el financiamiento del comprador se reportó realmente; se excluyen las no reportadas. Se excluyen los atípicos de venta sobre lista por encima del 200% y las filas en cuarentena. Medianas salvo que se indique. Datos considerados confiables pero no garantizados, sujetos a cambio, corrección y revisión. Información general, no asesoría legal, fiscal ni financiera. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #04: The Spring Acceleration | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-04-the-spring-acceleration/

Paulo's Pulse ↗ POTM Blog Issue #04, June 17, 2026 The Spring Acceleration Houses did not cool into summer. They sped up. Over the last 30 days single-family sold for about 123% of list, a median up roughly 26% from a year ago, while condos held near 100%. The year-long average hides it. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published June 17, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #04 · The numbers 123% Single-family sale-to-list, last 30 days +26% Single-family median vs the same 30 days a year ago 84% Houses that sold over asking, last 30 days Citywide, San Francisco residential sold for about 103.8% of list over the trailing year, across 4,740 closed sales. That headline barely moved. The movement is in the clock. Read the market by its own clock Single-family sale-to-list ran about 114.9% over the rolling twelve months. Narrow the window and it climbs: about 123.9% over the last 90 days and 123.3% over the last 30. The share clearing over asking rose too, about 84% in the last 30 days against 78.5% for the year. When the short windows sit above the long one, the market is accelerating. Right now they sit well above it. Up about 26% from a year ago This is more than seasonal noise. Over the last 30 days the single-family median was about $2.15M against about $1.70M in the same window a year earlier, roughly 26% higher, with sale-to-list at 123.3% against 110.2% then, and a median of 12 days to sell. My read: easier mortgage rates and thin inventory met steady demand this spring, and houses repriced faster than the annual average can show. Houses, not condos This is a single-family story. Over the last 30 days condos sold at about 101.0% of list, barely over asking, on a median near $1.35M, up from 100.0% for the year. Condos are improving, but the gap to houses is widening, not closing. A house and a condo are not the same bet right now. The top sped up too, on cash Over the last 90 days, single-family homes at $5M and above closed near 113% of list across 71 sales, about two-thirds in cash, and April logged the most $5M-plus closings of any month in years. Rates matter less at the top, and it shows. Where it concentrates, and how to see it The geography held: the west side leads, with District 2, the Sunsets and Parkside, hottest, while the downtown and South Beach condo corridor stays near or just under asking. The live explorer now lets you switch the map between Trend and Heat by property type, price band, and window. Flip it from the 12-month to the 30-day window and the acceleration shows in one click. What this means for you Buying a house, especially on the west side: come in clean, fully underwritten, and clear on your walk-away number. Selling a house: preparation and correct pricing let an accelerating market do the work. Buying a condo: you still have room near asking, particularly downtown. Selling a condo: price to your block and your window, not the citywide headline. I am not a lender or tax advisor; for rate locks or tax questions I will point you to the right professional. By the numbers Window (ending Jun 15) Single-family sale-to-list Median (sample) Last 30 days about 123.3% $2.15M (236 sales) Last 90 days about 123.9% $2.15M (683 sales) Rolling 12 months about 114.9% $1.85M (2,284 sales) Same 30 days, a year ago about 110.2% $1.70M (204 sales) Condo, last 30 days about 101.0% $1.35M (228 sales) $5M+ single-family, last 90 days about 113.2%, 67% cash $7.2M (71 sales) AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #04 (this issue) Jun 17, 2026 Still the soft floor while houses raced ahead. Corridor near 98 to 99% of list versus 103.8% citywide and about 123% for single-family in the last 30 days. Buyer opportunity holds; the gap to houses only widened. #03 Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. Show the 2 earlier readings Issue Date Reading Call #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. Single-family sale-to-list by window, ending June 15, 2026 100% means selling at asking. San Francisco MLS, closed sales. Last 30 days 123.3% Last 90 days 123.9% Rolling 12 months 114.9% A year ago, 30 days 110.2% Houses versus condos, last 30 days Median sale-to-list, window ending June 15, 2026. Single family 123.3% Condo / townhouse 101.0% Takeaways The market accelerated into summer: single-family sale-to-list ran about 123% over the last 30 and 90 days against about 115% for the year. The 30-day single-family median, about $2.15M, is up roughly 26% from a year ago. Houses are driving it. Condos held near 101%; the house-condo gap is widening. Luxury sped up on cash: $5M-plus homes near 113% of list, about two-thirds cash, a record April. The window you read matters as much as the neighborhood. Read your block on the timescale you act on. Every window, district, neighborhood, and closing behind these numbers is live in the market explorer . Flip it from the 12-month to the 30-day window and the acceleration shows in one click. Sources and further reading Freddie Mac Primary Mortgage Market Survey, the weekly mortgage rate benchmark California Association of Realtors county sales activity, including San Francisco County Topic: San Francisco overbidding, the whole question in one place Selling in San Francisco, starting with whether you should How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Figures from POTM Command governed MLS analytics: closed San Francisco MLS sales in rolling windows ending June 15, 2026, readiness READY_FOR_REPORTS. Sale-to-list and prices are medians, shown only where the sample is reliable; the 30 and 90 day single-family windows rest on 236 and 683 closings. Year-over-year compares the same window one year earlier. General information, not a forecast or individual advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #04: La aceleración de primavera | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-04-la-aceleracion-de-primavera/

Pulso de Paulo ↗ POTM Blog Edición #04, 17 de junio de 2026 La aceleración de primavera Las casas no se enfriaron al entrar el verano. Se aceleraron. En los últimos 30 días lo unifamiliar se vendió a cerca del 123% de lista, una mediana cerca de 26% mayor que hace un año, mientras los condominios se mantuvieron cerca del 100%. El promedio del año lo esconde. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 17 de junio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #04 · En números 123% Venta sobre lista unifamiliar, últimos 30 días +26% Mediana unifamiliar contra los mismos 30 días hace un año 84% Casas vendidas sobre lo pedido, últimos 30 días En toda la ciudad, la residencial de San Francisco se vendió a cerca del 103.8% de lista en el último año, en 4,740 ventas cerradas. Ese titular casi no se movió. El movimiento está en el reloj. Lea el mercado por su propio reloj La venta sobre lista unifamiliar corrió cerca del 114.9% en los doce meses móviles. Acorte la ventana y sube: cerca del 123.9% en los últimos 90 días y 123.3% en los últimos 30. La parte que cierra sobre lo pedido también subió, cerca del 84% en los últimos 30 días contra 78.5% del año. Cuando las ventanas cortas quedan por encima de la larga, el mercado se acelera. Hoy quedan bastante por encima. Cerca de 26% más que hace un año Es más que ruido estacional. En los últimos 30 días la mediana unifamiliar fue cerca de $2.15M contra cerca de $1.70M en la misma ventana un año antes, cerca de 26% más, con venta sobre lista en 123.3% contra 110.2% entonces, y una mediana de 12 días para vender. Mi lectura: tasas hipotecarias más fáciles e inventario escaso se juntaron con demanda constante esta primavera, y las casas se reajustaron más rápido de lo que el promedio anual muestra. Casas, no condominios Es una historia unifamiliar. En los últimos 30 días los condominios se vendieron a cerca del 101.0% de lista, apenas sobre lo pedido, con mediana cerca de $1.35M, desde 100.0% del año. Mejoran, pero la brecha con las casas se amplía, no se cierra. Una casa y un condominio no son la misma apuesta ahora. La cima también se aceleró, con efectivo En los últimos 90 días, las casas de $5M o más cerraron cerca del 113% de lista en 71 ventas, cerca de dos tercios en efectivo, y abril registró la mayor cantidad de ventas de $5M o más de cualquier mes en años. Las tasas pesan menos en la cima, y se nota. Dónde se concentra, y cómo verlo La geografía se mantuvo: el oeste lidera, con el Distrito 2, los Sunsets y Parkside, como el más caliente, mientras el corredor de condominios del centro y South Beach sigue cerca o apenas por debajo de lo pedido. El explorador en vivo ahora permite cambiar el mapa entre Tendencia y Calor por tipo de propiedad, banda de precio y ventana. Cámbielo de la ventana de 12 meses a la de 30 días y la aceleración aparece en un clic. Qué significa para usted Comprando casa, sobre todo en el oeste: llegue con una oferta limpia, financiamiento listo y claridad sobre su número de retirada. Vendiendo casa: la preparación y el precio correcto dejan que un mercado acelerado haga el trabajo. Comprando condominio: todavía tiene margen cerca de lo pedido, en particular en el centro. Vendiendo condominio: ponga el precio a su cuadra y su ventana, no al titular de toda la ciudad. No soy prestamista ni asesor fiscal; para bloqueos de tasa o dudas fiscales lo dirijo al profesional adecuado. En números Ventana (hasta 15 jun) Venta sobre lista unifamiliar Mediana (muestra) Últimos 30 días cerca de 123.3% $2.15M (236 ventas) Últimos 90 días cerca de 123.9% $2.15M (683 ventas) 12 meses móviles cerca de 114.9% $1.85M (2,284 ventas) Mismos 30 días, hace un año cerca de 110.2% $1.70M (204 ventas) Condominio, últimos 30 días cerca de 101.0% $1.35M (228 ventas) Unifamiliar $5M+, últimos 90 días cerca de 113.2%, 67% efectivo $7.2M (71 ventas) Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #04 (esta edición) 17 jun 2026 Sigue siendo el piso suave mientras las casas se adelantaron. Corredor cerca de 98 a 99% de lista contra 103.8% en la ciudad y cerca de 123% unifamiliar en los últimos 30 días. La oportunidad de compra se mantiene; la brecha con las casas solo se amplió. #03 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. Ver las 2 lecturas anteriores Edición Fecha Lectura Llamado #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Venta sobre lista unifamiliar por ventana, hasta el 15 de junio de 2026 100% significa vender a lo pedido. MLS de San Francisco, ventas cerradas. Últimos 30 días 123.3% Últimos 90 días 123.9% 12 meses móviles 114.9% Hace un año, 30 días 110.2% Casas frente a condominios, últimos 30 días Mediana de venta sobre lista, ventana hasta el 15 de junio de 2026. Unifamiliar 123.3% Condominio / townhouse 101.0% Puntos clave El mercado se aceleró hacia el verano: la venta sobre lista unifamiliar corrió cerca del 123% en los últimos 30 y 90 días contra cerca del 115% del año. La mediana unifamiliar de 30 días, cerca de $2.15M, subió cerca de 26% frente a hace un año. Las casas lo impulsan. Los condominios se mantuvieron cerca del 101%; la brecha se amplía. El lujo se aceleró con efectivo: casas de $5M o más cerca del 113% de lista, cerca de dos tercios en efectivo, un abril récord. La ventana que lee importa tanto como el vecindario. Lea su cuadra en la escala de tiempo en la que actúa. Cada ventana, distrito, vecindario y venta detrás de estos números está en vivo en el explorador del mercado . Cámbielo de la ventana de 12 meses a la de 30 días y la aceleración aparece en un clic. Fuentes y lecturas relacionadas Freddie Mac Primary Mortgage Market Survey, la referencia semanal de tasas hipotecarias Actividad de ventas por condado de la Asociación de Realtors de California, incluye el condado de San Francisco Tema: el sobreprecio en San Francisco, toda la pregunta en un lugar Vender en San Francisco, empezando por si conviene Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Cifras de POTM Command, analítica gobernada del MLS: ventas cerradas del MLS de San Francisco en ventanas móviles que terminan el 15 de junio de 2026, readiness READY_FOR_REPORTS. La venta sobre lista y los precios son medianas, mostradas solo donde la muestra es confiable; las ventanas unifamiliares de 30 y 90 días descansan en 236 y 683 ventas. El interanual compara la misma ventana un año antes. Información general, no un pronóstico ni asesoría individual. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #03: Where the Overbids Are | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-03-where-the-overbids-are/

Paulo's Pulse ↗ POTM Blog Issue #03, June 13, 2026 Where the Overbids Are Across the city, homes sold for about 103.6% of list over the trailing year. That average hides a 33-point spread: the west-side single-family blocks ran 116 to 131% of asking while the downtown and South Beach condo core sold at or below it. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published June 13, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #03 · The numbers 130.7% Outer Sunset sale-to-list, trailing year 103.6% Citywide residential sale-to-list 97.9% Yerba Buena, the soft AI-corridor floor Citywide, San Francisco homes sold for about 103.6% of list price over the trailing twelve months through May 2026, across 4,954 closed residential sales. But a citywide average hides where the real competition is. Here is the overbid map, by the numbers. The overbid heat map, by neighborhood Median sale-to-list, trailing 12 months through May 2026. Citywide ran 103.6% across 4,954 sales. Hotter tiles overbid more; 100% is selling at asking. Governed MLS, closed sales. Outer Sunset 130.7% 77 sales Central Sunset 125.4% 100 sales Parkside 124.5% 160 sales Glen Park 117.3% 76 sales Bernal Heights 116.1% 203 sales Excelsior 114.5% 101 sales Cow Hollow 101.6% 87 sales Downtown 100.0% 43 sales Mission Bay 99.4% 74 sales SoMa 98.8% 116 sales South Beach 98.5% 274 sales Yerba Buena 97.9% 90 sales Cooler / at list Hotter / overbid The west side runs hottest District 2, the Sunsets and Parkside, led the city at about 123% of list over the trailing year. At the neighborhood level, Outer Sunset topped everything at about 130.7% of list across 77 sales, with Central Sunset near 125.4% (100 sales) and Parkside near 124.5% (160 sales). Glen Park ran about 117.3% (76 sales), Bernal Heights about 116.1% (203 sales), Miraloma Park near 116%, and Excelsior about 114.5% (101 sales). These are not thin samples; each is dozens to more than two hundred closings. Where you still have room: the downtown core Districts 8 and 9, which hold Russian Hill, Nob Hill, and the downtown and waterfront towers, were the softest in the city, both right at list near 100%. The softest neighborhoods were Yerba Buena about 97.9% (90 sales), South Beach about 98.5% (274 sales), SoMa about 98.8% (116 sales), Mission Bay about 99.4% (74 sales), and Downtown right at 100% (43 sales). In these markets, offers at or below asking still close. West side, hottest 124%+ District 2 and the Sunsets led, Outer Sunset at 130.7% of list Single-family blocks, deepest buyer pools Downtown corridor, softest 98% Yerba Buena, South Beach, SoMa, and Mission Bay sold at or below asking Condo towers near the AI offices The cheapest blocks overbid hardest The pattern cuts across price, too. The more affordable single-family blocks overbid the most: Excelsior, at a $1.125M median, ran about 114.5% of list, and Outer Sunset, at a $1.6M median, topped 130%. The priciest addresses overbid the least: Cow Hollow, at a $2.17M median, sat near 101.6% across 87 sales. Competition is fiercest where entry prices are lowest and the buyer pool is deepest. For a concrete example, Parkside homes priced in the $1.5M to $2M band sold at about 134.6% of list over the past year across 71 sales. Competition is fiercest where entry prices are lowest and the buyer pool is deepest. The AI Corridor Scoreboard In Issue #01, I flagged the condos closest to the new AI offices, SoMa, Mission Bay, South Beach, and downtown, as the softest segment in the city. The overbid data confirms it. While the citywide home ran about 103.6% of list and the west side topped 124%, that AI corridor sat at the very bottom: Yerba Buena about 97.9%, South Beach about 98.5%, SoMa about 98.8%, and Mission Bay about 99.4%, all governed readings on samples from 74 to 274 sales. The hiring story I flagged in Issue #01 still has not shown up in the overbids next door. Scoreboard reading: still soft, and still the city's clearest buyer opportunity. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #03 (this issue) Jun 13, 2026 Still the bottom of the overbid table. Corridor sale-to-list at about 98 to 99% versus 103.6% citywide, trailing year. Opportunity intact for negotiators. #02 Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. Show the 1 earlier readings Issue Date Reading Call #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. One reminder on property type Multi-unit buildings citywide traded right at list, about 100% across 721 sales, a reminder that the overbid story is a single-family story. The west-side heat is a houses story; the soft downtown core is a condo story. The citywide 103.6% is the blend of both, which is exactly why your block and your property type matter more than the headline. Citywide sale-to-list, trailing year The blend of a hot west side and a soft downtown core. The dashed tick is asking price. 103.6% 95% asking 112% What this means for you Buying on the west side or in Bernal? You are competing against 114 to 131% of list, so come in clean, fully underwritten, and clear on your walk-away number before you fall in love. Want negotiating room? The downtown and South Beach corridor is where offers near or below asking still close, with possible upside if jobs ever follow the capital. Selling a west-side home? Preparation and correct pricing let the market do the rest. Selling a condo downtown? Price to your block's real number, not to the citywide overbid headline. By the numbers Market Sale-to-list Sample Outer Sunset about 130.7% 77 sales Central Sunset about 125.4% 100 sales Parkside about 124.5% 160 sales Glen Park about 117.3% 76 sales Bernal Heights about 116.1% 203 sales Excelsior about 114.5% 101 sales Citywide residential about 103.6% 4,954 closed sales Mission Bay about 99.4% 74 sales South Beach about 98.5% 274 sales Yerba Buena about 97.9% 90 sales Multi-unit, citywide about 100.0% 721 sales Parkside, $1.5M to $2M tier about 134.6% 71 sales Takeaways The west side overbids hardest: Outer Sunset, Central Sunset, and Parkside all ran 124 to 131% of list over the past year. Citywide residential sat near 103.6%; the downtown, South Beach, and SoMa condo core is the only place at or below asking. The cheapest single-family blocks overbid the most; the priciest, and the downtown condos, overbid the least. AI Corridor Scoreboard: still soft. The overbid data confirms Issue #01 and marks the clearest buyer opportunity. Your number depends on your block and your property type, not the citywide headline. Every neighborhood, district, and closing behind these numbers is live in the market explorer , refreshed weekly from governed MLS data. Sources and further reading S&P Case-Shiller home price index, San Francisco metro area (FRED) California Association of Realtors county sales activity, including San Francisco County Topic: San Francisco overbidding, the whole question in one place Sunset District neighborhood guide Richmond District neighborhood guide How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Figures from POTM Command governed MLS analytics: rolling twelve months of closed Residential sales through May 2026, San Francisco MLS. Sale-to-list and prices are medians. Residential folds single-family, condo, and TIC together at the published neighborhood grain, so no property-type split is implied within a neighborhood number. Citywide is the published median across 4,954 closings; neighborhood figures are governed published medians shown only where the sample is reliable, with thin samples excluded. General information, not a forecast or individual advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #03: Dónde están los sobreprecios | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-03-donde-estan-los-sobreprecios/

Pulso de Paulo ↗ POTM Blog Edición #03, 13 de junio de 2026 Dónde están los sobreprecios En toda la ciudad, las casas se vendieron a cerca del 103.6% del precio de lista en el último año. Ese promedio esconde una brecha de 33 puntos: las cuadras unifamiliares del oeste corrieron entre 116 y 131% de lo pedido mientras el centro y South Beach, con muchos condominios, se vendieron al precio pedido o por debajo. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 13 de junio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #03 · En números 130.7% Venta sobre lista, Outer Sunset, último año 103.6% Venta sobre lista residencial, toda la ciudad 97.9% Yerba Buena, el piso suave del corredor de IA En toda la ciudad, las casas de San Francisco se vendieron a cerca del 103.6% del precio de lista en los doce meses hasta mayo de 2026, en 4,954 ventas residenciales cerradas. Pero un promedio de toda la ciudad esconde dónde está la verdadera competencia. Este es el mapa de los sobreprecios, con números. El mapa de calor de sobreprecios, por vecindario Venta sobre lista mediana, doce meses hasta mayo 2026. La ciudad corrió 103.6% en 4,954 ventas. Las celdas más calientes pagan más sobreprecio; 100% es vender a lo pedido. MLS gobernado, ventas cerradas. Outer Sunset 130.7% 77 ventas Central Sunset 125.4% 100 ventas Parkside 124.5% 160 ventas Glen Park 117.3% 76 ventas Bernal Heights 116.1% 203 ventas Excelsior 114.5% 101 ventas Cow Hollow 101.6% 87 ventas Downtown 100.0% 43 ventas Mission Bay 99.4% 74 ventas SoMa 98.8% 116 ventas South Beach 98.5% 274 ventas Yerba Buena 97.9% 90 ventas Más frío / al precio Más caliente / sobreprecio El oeste corre más caliente El Distrito 2, los Sunsets y Parkside, lideró la ciudad con cerca del 123% de lista en el último año. A nivel de vecindario, Outer Sunset encabezó todo con cerca del 130.7% de lista en 77 ventas, con Central Sunset cerca del 125.4% (100 ventas) y Parkside cerca del 124.5% (160 ventas). Glen Park corrió cerca del 117.3% (76 ventas), Bernal Heights cerca del 116.1% (203 ventas), Miraloma Park cerca del 116%, y Excelsior cerca del 114.5% (101 ventas). No son muestras pequeñas; cada una tiene de docenas a más de doscientas ventas cerradas. Dónde aún hay margen: el centro Los Distritos 8 y 9, que incluyen Russian Hill, Nob Hill y las torres del centro y la costa, fueron los más suaves de la ciudad, ambos justo al precio de lista cerca del 100%. Los vecindarios más suaves fueron Yerba Buena cerca del 97.9% (90 ventas), South Beach cerca del 98.5% (274 ventas), SoMa cerca del 98.8% (116 ventas), Mission Bay cerca del 99.4% (74 ventas), y Downtown justo en 100% (43 ventas). En estos mercados, las ofertas al precio pedido o por debajo todavía cierran. Oeste, lo más caliente 124%+ El Distrito 2 y los Sunsets lideraron, Outer Sunset al 130.7% de lista Cuadras unifamiliares, mayor demanda Corredor centro, lo más suave 98% Yerba Buena, South Beach, SoMa y Mission Bay se vendieron al precio pedido o por debajo Torres de condominios cerca de las oficinas de IA Las cuadras más económicas pagan los mayores sobreprecios El patrón también cruza el precio. Las cuadras unifamiliares más accesibles pagaron los mayores sobreprecios: Excelsior, con mediana de $1.125M, corrió cerca del 114.5% de lista, y Outer Sunset, con mediana de $1.6M, superó el 130%. Las direcciones más caras pagaron los menores: Cow Hollow, con mediana de $2.17M, se quedó cerca del 101.6% en 87 ventas. La competencia es más feroz donde los precios de entrada son más bajos y el grupo de compradores es más profundo. Un ejemplo concreto: las casas de Parkside en la banda de $1.5M a $2M se vendieron a cerca del 134.6% de lista en el último año en 71 ventas. La competencia es más feroz donde los precios de entrada son más bajos y la demanda más profunda. El marcador del corredor de IA En la Edición #01 señalé los condominios más cercanos a las nuevas oficinas de IA, SoMa, Mission Bay, South Beach y el centro, como el segmento más suave de la ciudad. Los datos de sobreprecio lo confirman. Mientras la casa promedio de la ciudad corrió cerca del 103.6% de lista y el oeste superó el 124%, ese corredor de IA quedó en el fondo: Yerba Buena cerca del 97.9%, South Beach cerca del 98.5%, SoMa cerca del 98.8%, y Mission Bay cerca del 99.4%, todas lecturas gobernadas sobre muestras de 74 a 274 ventas. La historia de contrataciones que señalé en la Edición #01 aún no aparece en los sobreprecios de al lado. Lectura del marcador: sigue suave, y sigue siendo la oportunidad de compra más clara de la ciudad. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #03 (esta edición) 13 jun 2026 Sigue al fondo de la tabla de sobreprecios. Venta sobre lista del corredor en cerca de 98 a 99% contra 103.6% en la ciudad, último año. Oportunidad intacta para quien negocia. #02 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. Ver las 1 lecturas anteriores Edición Fecha Lectura Llamado #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Un recordatorio sobre el tipo de propiedad Los edificios de varias unidades en toda la ciudad se negociaron justo al precio de lista, cerca del 100% en 721 ventas, un recordatorio de que la historia del sobreprecio es una historia unifamiliar. El calor del oeste es una historia de casas; el centro suave es una historia de condominios. El 103.6% de toda la ciudad es la mezcla de ambos, y por eso su cuadra y su tipo de propiedad importan más que el titular. Venta sobre lista, toda la ciudad, último año La mezcla de un oeste caliente y un centro suave. La marca punteada es el precio pedido. 103.6% 95% lo pedido 112% Qué significa para usted ¿Comprando en el oeste o en Bernal? Compite contra 114 a 131% de lista, así que llegue con una oferta limpia, financiamiento listo y claridad sobre su número de retirada antes de enamorarse. ¿Busca margen para negociar? El corredor del centro y South Beach es donde las ofertas al precio pedido o por debajo todavía cierran, con posible plusvalía si los empleos siguen al capital. ¿Vendiendo una casa en el oeste? La preparación y el precio correcto dejan que el mercado haga el resto. ¿Vendiendo un condominio en el centro? Ponga el precio al número real de su cuadra, no al titular de sobreprecio de toda la ciudad. En números Mercado Venta sobre lista Muestra Outer Sunset cerca de 130.7% 77 ventas Central Sunset cerca de 125.4% 100 ventas Parkside cerca de 124.5% 160 ventas Glen Park cerca de 117.3% 76 ventas Bernal Heights cerca de 116.1% 203 ventas Excelsior cerca de 114.5% 101 ventas Toda la ciudad cerca de 103.6% 4,954 ventas cerradas Mission Bay cerca de 99.4% 74 ventas South Beach cerca de 98.5% 274 ventas Yerba Buena cerca de 97.9% 90 ventas Multiunidad, toda la ciudad cerca de 100.0% 721 ventas Parkside, banda $1.5M a $2M cerca de 134.6% 71 ventas Puntos clave El oeste paga los mayores sobreprecios: Outer Sunset, Central Sunset y Parkside corrieron de 124 a 131% de lista en el último año. La residencial de toda la ciudad quedó cerca del 103.6%; el centro, South Beach y SoMa son el único lugar al precio pedido o por debajo. Las cuadras unifamiliares más económicas pagan los mayores sobreprecios; las más caras, y los condominios del centro, los menores. Marcador del corredor de IA: sigue suave. Los datos confirman la Edición #01 y marcan la oportunidad de compra más clara. Su número depende de su cuadra y su tipo de propiedad, no del titular de toda la ciudad. Cada vecindario, distrito y venta detrás de estos números está en el explorador del mercado , actualizado cada semana con datos gobernados del MLS. Fuentes y lecturas relacionadas Índice de precios Case-Shiller, área metropolitana de San Francisco (FRED) Actividad de ventas por condado de la Asociación de Realtors de California, incluye el condado de San Francisco Tema: el sobreprecio en San Francisco, toda la pregunta en un lugar Guía del vecindario Sunset District Guía del vecindario Richmond District Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Cifras de POTM Command, analítica gobernada del MLS: doce meses móviles de ventas Residenciales cerradas hasta mayo de 2026, MLS de San Francisco. La venta sobre lista y los precios son medianas. Residencial agrupa unifamiliar, condominio y TIC en el grano publicado por vecindario, por lo que no se implica una separación por tipo dentro de un número de vecindario. La cifra de toda la ciudad es la mediana publicada sobre 4,954 ventas; las cifras por vecindario son medianas publicadas y gobernadas, mostradas solo donde la muestra es confiable, excluyendo muestras pequeñas. Información general, no un pronóstico ni asesoría individual. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #02: The Condo Turn | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-02-the-condo-turn/

Paulo's Pulse ↗ POTM Blog Issue #02, June 10, 2026 The Condo Turn Compass just published its June report on San Francisco, 35 pages of charts through May 2026. I read all of it so you don't have to. The headline is another single-family record, but the real story is the condo market finally turning after six years of declines. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published June 10, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #02 · The numbers 101.4% Condo sold-to-list price, May 2026 $1.33M Condo median, May 2026, up 3% in a year $2.2M Single-family median, a new record Compass released its June 2026 San Francisco report this week, with data through May. Most of it confirms what Issue #01 already showed you. One part changes the picture: the condo charts. Here is the honest read. Houses, May 2026 $2.2M median sale price, a new record 18-day average market time · 256 sales Condos, May 2026 $1.33M median, up 3% in a year 101.4% of list · 39-day average market time Houses set a record, again The May single-family median hit $2.2M, a new record, about 17% above May 2025. The previous high was May 2022. May closed 256 single-family sales, and average market time was 18 days, the fastest pace in five years. Supply explains a lot of it: active single-family inventory has hovered just above 200 listings this spring, roughly half of May 2025's 393. None of this is news if you read Issue #01. It is confirmation from a second data shop. Why some numbers differ from Issue #01 Sharp readers will notice Issue #01 said 12 days on market and a 9.4% annual price gain, while this report says 18 days and 17%. Neither is wrong. I report median days on market; Compass charts the average, which stale listings drag higher. My 9.4% is a trailing-twelve-month window; their 17% is a single May-over-May comparison, which runs hotter. Inventory counts also move a few percent with pull dates and how each shop defines an active listing; every source shows supply down roughly 35 to 45% from last year. Same market, different yardsticks, same direction. By the numbers Metric Reading Context Single-family median, May $2.2M New record, about 17% above May 2025; prior peak May 2022 Single-family closed sales, May 256 Demand still building Single-family days on market 18 (average) Fastest pace in five years Single-family active inventory Just above 200 393 in May 2025 Condo median, May $1.33M Up 3% in a year, first real gain after years of declines Condo price per square foot $1,166 Climbing since January after six years of pressure Condo sold-to-list, May 101.4% Above asking again Condo active inventory, May 584 905 a year ago Condo pending sales, May 305 242 a year ago Condo days on market 39 (average) Down from last year The condo turn is the real story The condo median reached $1.33M in May, up 3% from a year ago, the first real growth after several flat-to-down years. Price per square foot hit $1,166 and has been climbing since January after six years of downward pressure. Condos sold at 101.4% of list in May, above asking for the first time in a long while. Sales volume is up 14% from 2025, pendings stood at 305 versus 242 last May, and active inventory fell to 584 from 905 a year ago. Market time dropped to 39 days, down from last year. Every one of those lines points the same direction. The condo squeeze, May 2025 vs May 2026 Active listings down, pendings up. Compass via MLS. Active listings, May 2025 905 Active listings, May 2026 584 Pending sales, May 2025 242 Pending sales, May 2026 305 Condos sold above asking in May Sold-to-list price, May 2026. The dashed tick is asking price. 101.4% 95% asking 105% What it says about our blocks The neighborhood tables run on 12-month rolling averages for houses. Central Richmond, my home turf, posted a $2.2M median, up 14.3%, at $1,127 per square foot across 45 sales. Inner Richmond ran $2.96M, up 9.6%. Inner Sunset came in at $2.1M, up 3.7%, West Portal at $2.68M, up 2.1%, and Glen Park at $2.0M, up 0.6%. At the top end, Lake Street and Jordan Park reached $4.6M, up 5.4%, and Sea Cliff jumped 24.8% to $5.85M on just 11 sales, so treat that one as a thin sample. On the condo side, Central Richmond condos sat at $1.43M, essentially flat, at $929 per square foot, while Inner Sunset condos rose 17.4% to $1.375M on 23 sales, another small sample worth watching rather than banking on. House appreciation on the west side, 12-month rolling medians Percent change through May 2026. Compass via MLS. Central Richmond +14.3% Inner Richmond +9.6% Inner Sunset +3.7% West Portal +2.1% Glen Park +0.6% The macro backdrop Compass chief economist Mike Simonsen presented the macro picture this week, and it sharpens the report. Bay Area job creation is positive for the first time in years, concentrated in higher-income roles, and net migration has turned inbound; Seattle and Austin now send more people to San Francisco than the reverse. Mortgage rates moved from roughly 6% to 6.5% in May on hotter inflation, which would normally cool demand. It has not, because equity markets at new highs are funding buyers whose purchasing power is less rate-sensitive. His caution flag: watch whether inflation or rates near 7% eventually overpower that wealth effect. He declined to predict markets either way. Two more numbers from his presentation worth keeping. San Francisco two-bedroom rents are running near $5,500, up roughly 20% in a year per Zumper data he cited, which quietly strengthens the buy case, especially for condos. And at the county level, San Francisco sold at about 124% of list in May while most Bay Area counties sat near 100%: the overbid pressure is concentrated in the city itself. A K-shaped market: cash-heavy households are pulling ahead while rate-sensitive buyers feel the squeeze. Both halves of that K are my clients, and they need different playbooks. Frame via Mike Simonsen, Compass chief economist, June 10, 2026 Scoreboard update Issue #01 called the soft condo market, especially the SoMa and Mission Bay corridor, the city's clearest buyer opportunity. This report shows the citywide condo market crossing back above asking. The discount is narrowing on the charts. I would not call the window closed, the AI-corridor towers are still the soft end of the market, but I would not assume next spring looks like this one either. If a condo was a someday plan, the data says it belongs higher on your list. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #02 (this issue) Jun 10, 2026 Turning at the edges. Citywide condos hit 101.4% of list in May; inventory fell to 584 from 905. The corridor towers remain the soft end. Window narrowing, not closed. #01 Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. What this means for you Buying a house? Records and 18-day market times mean you compete: clean offer, full underwriting, clear walk-away number. Buying a condo? You still have more leverage than house buyers, but the trend just turned against waiting. Selling a house? This is the strongest seller's setup in years, and preparation still earns the premium. Selling a condo? For the first time since 2020 the tailwind is yours: price to your block's real number and let 101.4% of list do its work. On timing, Simonsen noted pricing still bumps in spring and again in September and October, useful if you are choosing a launch window. Takeaways Condos turned: $1.33M median up 3%, $1,166 per square foot climbing after six years of declines, and 101.4% of list in May. Condo supply tightened fast: 584 actives versus 905 last May, with pendings up to 305 from 242. Houses set another record: $2.2M May median, 18-day average market time, inventory near half of last year. Central Richmond houses led the home turf at +14.3% on a 12-month rolling median of $2.2M. Rents are pushing buyers: two-bedrooms near $5,500, up about 20% in a year per Zumper, cited by Simonsen. The condo-buyer window is narrowing but not closed; the AI-corridor towers remain the soft end. This issue is built on the Compass June 2026 report. Download the full 35-page PDF for every chart and neighborhood table. Sources and further reading S&P Case-Shiller condominium price index, San Francisco metro area (FRED) California Association of Realtors county sales activity, including San Francisco County Buying a condo vs. a TIC in San Francisco Topic: the San Francisco condo market Issue #13: The Pressure Valve, where the condo story went next How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Figures from the June 2026 Compass San Francisco housing market report (Compass via MLS data, through May 2026). Prices are medians unless noted. Neighborhood figures are 12-month rolling averages through May 2026. Macro context from Compass chief economist Mike Simonsen's June 10, 2026 presentation; rent figures via Zumper as cited there. General information, not a forecast or individual advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #02: El giro de los condominios | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-02-el-giro-de-los-condominios/

Pulso de Paulo ↗ POTM Blog Edición #02, 10 de junio de 2026 El giro de los condominios Compass acaba de publicar su reporte de junio sobre San Francisco, 35 páginas de gráficas con datos hasta mayo de 2026. Lo leí completo para que usted no tenga que hacerlo. El titular es otro récord unifamiliar, pero la verdadera historia es el mercado de condominios girando por fin después de seis años de caídas. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 10 de junio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #02 · En números 101.4% Venta sobre lista de condominios, mayo 2026 $1.33M Mediana de condominios, mayo 2026, +3% anual $2.2M Mediana unifamiliar, nuevo récord Compass publicó esta semana su reporte de junio 2026 sobre San Francisco, con datos hasta mayo. La mayor parte confirma lo que la Edición #01 ya le mostró. Una parte cambia el panorama: las gráficas de condominios. Esta es la lectura honesta. Casas, mayo 2026 $2.2M mediana de venta, nuevo récord 18 días promedio en mercado · 256 ventas Condominios, mayo 2026 $1.33M mediana, alza de 3% anual 101.4% de lista · 39 días promedio en mercado Las casas marcan récord, otra vez La mediana unifamiliar de mayo llegó a $2.2M, un nuevo récord, cerca de 17% por encima de mayo de 2025. El máximo anterior era de mayo de 2022. Mayo cerró 256 ventas unifamiliares y el tiempo promedio en mercado fue de 18 días, el ritmo más rápido en cinco años. La oferta explica mucho: el inventario activo unifamiliar rondó apenas arriba de 200 listados esta primavera, casi la mitad de los 393 de mayo de 2025. Nada de esto es noticia si leyó la Edición #01. Es confirmación de una segunda fuente de datos. Por qué algunos números difieren de la Edición #01 Los lectores atentos notarán que la Edición #01 dijo 12 días en mercado y un alza anual de 9.4%, mientras este reporte dice 18 días y 17%. Ninguno está mal. Yo reporto la mediana de días en mercado; Compass grafica el promedio, que los listados estancados empujan hacia arriba. Mi 9.4% es una ventana de doce meses; su 17% compara solo mayo contra mayo, que corre más caliente. Los conteos de inventario también se mueven unos puntos según la fecha de corte y cómo cada fuente define un listado activo; todas las fuentes muestran la oferta entre 35 y 45% abajo del año pasado. El mismo mercado, distintas varas de medir, la misma dirección. En números Métrica Lectura Contexto Mediana unifamiliar, mayo $2.2M Nuevo récord, cerca de 17% sobre mayo 2025; máximo anterior mayo 2022 Ventas unifamiliares cerradas, mayo 256 La demanda sigue creciendo Días en mercado, unifamiliar 18 (promedio) El ritmo más rápido en cinco años Inventario activo unifamiliar Apenas sobre 200 393 en mayo 2025 Mediana de condominios, mayo $1.33M Alza de 3% anual, primera ganancia real tras años de caídas Precio por pie cuadrado, condominios $1,166 Subiendo desde enero tras seis años de presión Venta sobre lista, condominios, mayo 101.4% Sobre lo pedido otra vez Inventario activo de condominios, mayo 584 905 hace un año Pendientes de condominios, mayo 305 242 hace un año Días en mercado, condominios 39 (promedio) Menos que el año pasado El giro de los condominios es la verdadera historia La mediana de condominios llegó a $1.33M en mayo, un alza de 3% contra hace un año, el primer crecimiento real después de varios años planos o a la baja. El precio por pie cuadrado tocó $1,166 y viene subiendo desde enero tras seis años de presión a la baja. Los condominios se vendieron al 101.4% de lista en mayo, por encima de lo pedido por primera vez en mucho tiempo. El volumen de ventas subió 14% desde 2025, los contratos pendientes quedaron en 305 contra 242 en mayo pasado, y el inventario activo cayó a 584 desde 905 hace un año. El tiempo en mercado bajó a 39 días, menos que el año pasado. Todas esas líneas apuntan en la misma dirección. El apretón de los condominios, mayo 2025 contra mayo 2026 Inventario activo abajo, pendientes arriba. Compass vía MLS. Activos, mayo 2025 905 Activos, mayo 2026 584 Pendientes, mayo 2025 242 Pendientes, mayo 2026 305 Los condominios se vendieron sobre lo pedido en mayo Venta sobre precio de lista, mayo 2026. La marca punteada es el precio pedido. 101.4% 95% lo pedido 105% Qué dice sobre nuestras cuadras Las tablas por vecindario usan promedios móviles de 12 meses para casas. Central Richmond, mi territorio, registró una mediana de $2.2M, un alza de 14.3%, a $1,127 por pie cuadrado en 45 ventas. Inner Richmond corrió a $2.96M, +9.6%. Inner Sunset quedó en $2.1M, +3.7%, West Portal en $2.68M, +2.1%, y Glen Park en $2.0M, +0.6%. En el segmento alto, Lake Street y Jordan Park llegaron a $4.6M, +5.4%, y Sea Cliff saltó 24.8% a $5.85M con solo 11 ventas, así que tómelo como muestra pequeña. En condominios, los de Central Richmond quedaron en $1.43M, prácticamente planos, a $929 por pie cuadrado, mientras los de Inner Sunset subieron 17.4% a $1.375M en 23 ventas, otra muestra chica que conviene observar más que dar por hecha. Apreciación de casas en el oeste, medianas móviles de 12 meses Cambio porcentual hasta mayo 2026. Compass vía MLS. Central Richmond +14.3% Inner Richmond +9.6% Inner Sunset +3.7% West Portal +2.1% Glen Park +0.6% El contexto macro El economista en jefe de Compass, Mike Simonsen, presentó el panorama macro esta semana, y afina el reporte. La creación de empleo en el Área de la Bahía es positiva por primera vez en años, concentrada en puestos de ingresos altos, y la migración neta volvió a ser de entrada; Seattle y Austin ahora envían más gente a San Francisco que al revés. Las tasas hipotecarias pasaron de cerca de 6% a 6.5% en mayo con inflación más alta, lo que normalmente enfriaría la demanda. No lo ha hecho, porque los mercados bursátiles en máximos financian a compradores menos sensibles a las tasas. Su bandera de precaución: vigilar si la inflación o tasas cerca de 7% terminan por vencer ese efecto riqueza. Él declinó predecir los mercados. Dos números más de su presentación que vale la pena guardar. Las rentas de dos recámaras en San Francisco rondan los $5,500, un alza cercana al 20% anual según datos de Zumper que él citó, lo que fortalece en silencio el caso de comprar, sobre todo condominios. Y a nivel de condado, San Francisco se vendió a cerca de 124% de lista en mayo mientras la mayoría de los condados de la Bahía quedó cerca de 100%: la presión de sobreprecio se concentra en la ciudad misma. Un mercado en forma de K: los hogares con efectivo se adelantan mientras los compradores sensibles a las tasas sienten la presión. Las dos mitades de esa K son mis clientes, y necesitan estrategias distintas. Marco de Mike Simonsen, economista en jefe de Compass, 10 de junio de 2026 Actualización del marcador La Edición #01 señaló el mercado suave de condominios, sobre todo el corredor de SoMa y Mission Bay, como la oportunidad de compra más clara de la ciudad. Este reporte muestra al mercado de condominios de toda la ciudad cruzando de nuevo por encima de lo pedido. El descuento se está estrechando en las gráficas. No diría que la ventana se cerró, las torres del corredor de IA siguen siendo el extremo suave del mercado, pero tampoco asumiría que la próxima primavera se verá como esta. Si un condominio era un plan de algún día, los datos dicen que merece subir en su lista. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #02 (esta edición) 10 jun 2026 Girando en los bordes. Los condominios de la ciudad tocaron 101.4% de lista en mayo; el inventario cayó de 905 a 584. Las torres del corredor siguen siendo el extremo suave. Ventana estrechándose, no cerrada. #01 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Qué significa para usted ¿Comprando casa? Récords y 18 días en mercado significan competir: oferta limpia, financiamiento listo, número de retirada claro. ¿Comprando condominio? Todavía tiene más palanca que un comprador de casa, pero la tendencia acaba de girar en contra de esperar. ¿Vendiendo casa? Es el mejor escenario para vendedores en años, y la preparación sigue ganando el premio. ¿Vendiendo condominio? Por primera vez desde 2020 el viento sopla a su favor: ponga el precio al número real de su cuadra y deje que el 101.4% de lista haga su trabajo. Sobre el momento: Simonsen notó que los precios todavía suben en primavera y de nuevo en septiembre y octubre, útil si está eligiendo cuándo salir al mercado. Puntos clave Los condominios giraron: mediana de $1.33M con +3%, $1,166 por pie cuadrado subiendo tras seis años de caídas, y 101.4% de lista en mayo. La oferta de condominios se apretó rápido: 584 activos contra 905 en mayo pasado, con pendientes de 242 a 305. Las casas marcaron otro récord: mediana de $2.2M en mayo, 18 días promedio en mercado, inventario cerca de la mitad del año pasado. Las casas de Central Richmond lideraron el territorio con +14.3% y mediana móvil de 12 meses de $2.2M. Las rentas empujan a comprar: dos recámaras cerca de $5,500, un alza de cerca de 20% anual según Zumper, citado por Simonsen. La ventana del comprador de condominio se estrecha pero no se cierra; las torres del corredor de IA siguen siendo el extremo suave. Esta edición se basa en el reporte de junio 2026 de Compass. Descargue el PDF completo de 35 páginas con todas las gráficas y tablas por vecindario. Fuentes y lecturas relacionadas Índice de precios de condominios Case-Shiller, área metropolitana de San Francisco (FRED) Actividad de ventas por condado de la Asociación de Realtors de California, incluye el condado de San Francisco Condominio o TIC en San Francisco Tema: el mercado de condominios de San Francisco Edición #13: La válvula de escape, a dónde llegó la historia de los condominios Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Cifras del reporte de junio 2026 de Compass sobre el mercado de vivienda de San Francisco (Compass vía datos del MLS, hasta mayo de 2026). Los precios son medianas salvo que se indique. Las cifras por vecindario son promedios móviles de 12 meses hasta mayo de 2026. Contexto macro de la presentación del 10 de junio de 2026 de Mike Simonsen, economista en jefe de Compass; cifras de renta vía Zumper según se citaron ahí. Información general, no un pronóstico ni asesoría individual. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Issue #01: The AI-Era Spring Market | Paulo Serna
URL: https://www.pauloserna.com/blog/issue-01-the-ai-era-spring-market/

Paulo's Pulse ↗ POTM Blog Issue #01, June 7, 2026 The AI-Era Spring Market One of the strongest spring markets in years, but the heat is concentrated: single-family homes and the cash-heavy luxury tier are surging while the condos closest to the new AI offices stay soft. By Paulo Serna , San Francisco Real Estate Agent, Compass | Level Up Group · CA DRE# 02150409 · Published June 7, 2026 Data source Paulo’s Pulse , governed SFAR MLS data Issue #01 · The numbers 124.6% Single-family sale-to-list, May 2026 $2.2M Single-family median price, May 2026 -38% Active listings vs a year ago San Francisco is in one of its strongest spring markets in years, with demand surging and inventory down sharply. But the heat is concentrated. Here is the honest read, by the numbers. Single family is the engine In May 2026, single-family homes sold at a median of $2.2M, at 124.6% of list price, with 86% closing over asking and a median of 12 days on market. Over the trailing twelve months (June 2025 through May 2026), the single-family median reached $1.77M, up 9.4% year over year, at $1,017 per square foot, with 80% selling over asking and 75% of buyers using financing. By the numbers Property type, trailing 12 months Median price (YoY) Days on market Single family $1.77M (+9.4%) 13 Condo / townhouse $1.17M (+5.9%) 26 Tenancy in common $1.06M (-4.1%) 37 Multi-unit (2 to 4+) $2.0M (+6.7%) 31 May snapshot: single family $2.2M at 124.6% of list 12 (median) May snapshot: $5M+ single family $7.95M median, 36% financed 10 The other property types are firming, not frothing Same trailing-twelve-month window: condos and townhouses ran a $1.17M median (up 5.9%), 26 days on market, and 43% over asking. TICs came in at $1.06M (down 4.1%), 37 days, 50% over asking. Multi-unit buildings (2 to 4+ units) reached a $2.0M median (up 6.7%) at $539 per square foot. Share of sales closing over asking, trailing twelve months June 2025 through May 2026. San Francisco MLS. Single family 80% Tenancy in common (TIC) 50% Condo / townhouse 43% Multi-unit (2 to 4+) 43% Supply is the story Active listings are down about 38% from a year ago across all property types. In May, roughly 290 active single-family listings stood against roughly 290 already pending: nearly everything that comes on market goes under contract. This is a fast-clearing, supply-constrained market, not a demand-driven bubble. The luxury tier is where AI wealth shows up At $5M+ single-family (median $7.95M, 10 days on market), only about 36% of buyers used financing, versus roughly two-thirds market-wide. April 2026 had the most $5M+ home sales of any month in our records since 2016, surpassing the 2021 peak. Several recent sales topped $10M within 9 to 10 days. The AI corridor gap, the nuance most commentary misses The softest condo markets in the city are SoMa, Mission Bay, and downtown, the very neighborhoods nearest the new AI offices, where only about 37% to 43% of condos sell over asking. AI firms signed 3.4M square feet of office leases in Q1 2026, but that capital has not yet flowed into the high-rise condos beside the towers, and tech employment actually declined in 2025. Today's demand is driven more by capital and equity than by broad hiring. AI Corridor Scoreboard One reading per issue on the city's softest segment, the condos near the new AI offices, so you can watch the turn as it happens. Issue Date Reading Call #01 (this issue) Jun 7, 2026 Soft. Only 37 to 43% of SoMa, Mission Bay, and downtown condos sold over asking. Clearest buyer opportunity in the city. What this means for you Buying single family at $1.5M to 3M? Expect to compete: roughly 86% to 89% sell over asking in that band, so come in clean, underwritten, and disciplined about your walk-away number. Looking for room to negotiate? The AI-corridor condos offer real leverage and possible upside if jobs follow the capital. Selling a house? Preparation and correct pricing still earn the overbids. Selling a condo? Price to today's condo market, not to the single-family headline. Takeaways Single family leads: $2.2M May median, 124.6% of list, 12 days on market. Inventory is down about 38% year over year; nearly everything listed goes pending. Luxury runs on cash: only about a third of $5M+ buyers financed; April set a $5M+ record. The AI-corridor condos (SoMa, Mission Bay, downtown) are the softest segment and the real opportunity. Strategy depends on your segment, not the headline. Full data, charts, and all 10 districts: Paulo’s Pulse, the research lab . Sources and further reading Freddie Mac Primary Mortgage Market Survey, the weekly mortgage rate benchmark Information-sector employment, San Francisco metro division, BLS via FRED All neighborhood guides Topic: AI wealth and San Francisco real estate Issue #09: The Mid-Year Mark, how this spring resolved How I read the San Francisco market, the method behind these figures Paulo's Pulse App See Paulo's Pulse App. The governed San Francisco MLS figures behind this page, refreshed weekly. Open Pulse On Today's Market → Methodology and sources Figures derived from the San Francisco Multiple Listing Service, closed sales 2016 through the issue date. Prices are medians unless noted. Financed and cash shares are of sales with reported financing. General information, not a forecast or individual advice. What does this Pulse mean for your block? Two homes five blocks apart can carry very different risk. Let's talk about your specific segment, no pressure. Text Paulo Talk through your options All issues Or call (408) 834-9161 - paulo@levelupgroup.com

## POTM Blog Edición #01: El mercado de primavera en la era de la IA | Paulo Serna
URL: https://www.pauloserna.com/es/ediciones/edicion-01-el-mercado-de-primavera-en-la-era-ia/

Pulso de Paulo ↗ POTM Blog Edición #01, 7 de junio de 2026 El mercado de primavera en la era de la IA Uno de los mercados de primavera más fuertes en años, pero el calor está concentrado: las casas unifamiliares y el segmento de lujo con mucho efectivo suben con fuerza mientras los condominios más cercanos a las nuevas oficinas de IA siguen suaves. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Publicado el 7 de junio de 2026 Fuente de datos Pulso de Paulo , datos gobernados del MLS de SFAR Edición #01 · En números 124.6% Venta sobre lista unifamiliar, mayo 2026 $2.2M Mediana unifamiliar, mayo 2026 -38% Inventario activo contra hace un año San Francisco vive uno de sus mercados de primavera más fuertes en años, con demanda en alza e inventario muy reducido. Pero el calor está concentrado. Esta es la lectura honesta, con números. La casa unifamiliar es el motor En mayo de 2026, las casas unifamiliares se vendieron con una mediana de $2.2M, al 124.6% del precio de lista, con el 86% cerrando por encima de lo pedido y una mediana de 12 días en mercado. En los últimos doce meses (junio 2025 a mayo 2026), la mediana unifamiliar llegó a $1.77M, un alza de 9.4% anual, a $1,017 por pie cuadrado, con el 80% vendiéndose sobre lo pedido y el 75% de los compradores usando financiamiento. En números Tipo de propiedad, últimos 12 meses Mediana (anual) Días en mercado Unifamiliar $1.77M (+9.4%) 13 Condominio / townhouse $1.17M (+5.9%) 26 Tenencia en común $1.06M (-4.1%) 37 Multiunidad (2 a 4+) $2.0M (+6.7%) 31 Foto de mayo: unifamiliar $2.2M al 124.6% de lista 12 (mediana) Foto de mayo: unifamiliar $5M+ mediana $7.95M, 36% financiado 10 Los demás tipos de propiedad se afirman, sin espuma En la misma ventana de doce meses: los condominios y townhouses tuvieron una mediana de $1.17M (+5.9%), 26 días en mercado y 43% sobre lo pedido. Los TICs quedaron en $1.06M (-4.1%), 37 días y 50% sobre lo pedido. Los edificios de 2 a 4+ unidades alcanzaron una mediana de $2.0M (+6.7%) a $539 por pie cuadrado. Porcentaje de ventas cerradas sobre lo pedido, últimos doce meses Junio 2025 a mayo 2026. MLS de San Francisco. Unifamiliar 80% Tenencia en común (TIC) 50% Condominio / townhouse 43% Multiunidad (2 a 4+) 43% La oferta es la historia Los listados activos bajaron cerca de 38% contra hace un año en todos los tipos de propiedad. En mayo, unas 290 casas unifamiliares activas contra unas 290 ya en contrato: casi todo lo que sale al mercado se vende. Es un mercado restringido por oferta y de absorción rápida, no una burbuja de demanda. El lujo es donde aparece la riqueza de la IA En unifamiliares de $5M+ (mediana $7.95M, 10 días en mercado), solo cerca del 36% de los compradores usó financiamiento, contra unos dos tercios en todo el mercado. Abril de 2026 tuvo más ventas de $5M+ que cualquier mes en nuestros registros desde 2016, superando el pico de 2021. Varias ventas recientes pasaron de $10M en 9 a 10 días. La brecha del corredor de IA, el matiz que casi nadie cuenta Los mercados de condominios más suaves de la ciudad son SoMa, Mission Bay y el centro, justo los vecindarios más cercanos a las nuevas oficinas de IA, donde solo entre el 37% y el 43% de los condominios se vende sobre lo pedido. Las empresas de IA firmaron 3.4M de pies cuadrados de oficinas en el primer trimestre de 2026, pero ese capital aún no fluye a los condominios de torre junto a las oficinas, y el empleo tecnológico de hecho bajó en 2025. La demanda de hoy viene más del capital que de la contratación masiva. Marcador del corredor de IA Una lectura por edición del segmento más suave de la ciudad, los condominios cerca de las nuevas oficinas de IA, para que usted vea el giro mientras sucede. Edición Fecha Lectura Llamado #01 (esta edición) 7 jun 2026 Suave. Solo 37 a 43% de los condominios de SoMa, Mission Bay y el centro se vendió sobre lo pedido. La oportunidad de compra más clara de la ciudad. Qué significa para usted ¿Comprando unifamiliar de $1.5M a 3M? Prepárese para competir: entre el 86% y el 89% se vende sobre lo pedido en esa banda, así que llegue con una oferta limpia, financiamiento listo y disciplina sobre su número de retirada. ¿Busca margen para negociar? Los condominios del corredor de IA ofrecen palanca real y posible plusvalía si los empleos siguen al capital. ¿Vendiendo casa? La preparación y el precio correcto siguen ganando los sobreprecios. ¿Vendiendo condominio? Ponga el precio al mercado de condominios de hoy, no al titular unifamiliar. Puntos clave La unifamiliar lidera: mediana de $2.2M en mayo, 124.6% de lista, 12 días en mercado. El inventario bajó cerca de 38% anual; casi todo lo listado entra en contrato. El lujo corre con efectivo: solo un tercio de los compradores de $5M+ financió; abril marcó récord. Los condominios del corredor de IA (SoMa, Mission Bay, centro) son el segmento más suave y la oportunidad real. La estrategia depende de su segmento, no del titular. Datos completos, gráficas y los 10 distritos: Pulso de Paulo, el laboratorio de datos . Fuentes y lecturas relacionadas Freddie Mac Primary Mortgage Market Survey, la referencia semanal de tasas hipotecarias Empleo del sector información, división metropolitana de San Francisco, BLS vía FRED Todas las guías de vecindarios Tema: la riqueza de la IA y los bienes raíces en San Francisco Edición #09: El punto medio del año, cómo terminó esta primavera Cómo leo el mercado de San Francisco, el método detrás de estas cifras Paulo's Pulse App Vea Paulo's Pulse App. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Metodología y fuentes Cifras derivadas del Multiple Listing Service de San Francisco, ventas cerradas de 2016 a la fecha de la edición. Los precios son medianas salvo que se indique. Información general, no un pronóstico ni asesoría individual. ¿Qué significa este Pulso para su cuadra? Dos casas a cinco cuadras pueden cargar riesgos muy distintos. Hablemos de su segmento específico, sin presión. Envíe un texto a Paulo Hablar de mis opciones Todas las ediciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## True Cost of Owning Calculator | Paulo Serna, SF Real Estate
URL: https://www.pauloserna.com/tools/cost-of-owning/

Tool What does owning really cost in San Francisco? The purchase price is the start, not the total. This estimator adds up the full monthly picture: mortgage, property tax, HOA, insurance, and a maintenance reserve. Adjust every number to your situation. Purchase price ($) Down payment (%) Interest rate, annual (%) Loan term (years) Property tax, annual (%) Monthly HOA dues ($) Monthly insurance ($) Annual maintenance reserve (% of price) Mortgage (principal & interest) Property tax HOA Insurance Maintenance reserve Estimated monthly cost Down payment cash How to use it well Test scenarios, not certainties: move the rate half a point, raise the maintenance reserve for an unrenovated Victorian, plug in the real HOA dues of a condo you like. The difference between two properties usually lives in these lines, not the list price. Want to run your numbers together? Reach out . Estimates to shape the conversation, not a quote and not financial advice. Your real property tax rate depends on the property and special districts; mortgage rates change daily; insurance varies by building. Verify every number with your lender, tax advisor, and the city. The 1% annual maintenance reserve is a common starting point for older San Francisco homes. Want to run your real numbers? Bring me the property and we'll look at it together, no pressure. Text Paulo Talk to Paulo Or call (408) 834-9161 - paulo@levelupgroup.com

## Calculadora del Costo de Ser Propietario | Paulo Serna
URL: https://www.pauloserna.com/es/herramientas/costo-de-ser-propietario/

Herramienta ¿Cuánto cuesta de verdad ser propietario en San Francisco? El precio de compra es el inicio, no el total. Este estimador suma la mensualidad completa: hipoteca, impuesto predial, HOA, seguro y reserva de mantenimiento. Ajuste cada número a su situación. Precio de compra ($) Enganche (%) Tasa de interés anual (%) Plazo (años) Impuesto predial anual (%) Cuota HOA mensual ($) Seguro mensual ($) Reserva de mantenimiento anual (% del precio) Hipoteca (capital e interés) Impuesto predial HOA Seguro Reserva de mantenimiento Costo mensual estimado Efectivo de enganche Cómo usarlo bien Pruebe escenarios, no certezas: mueva la tasa medio punto, suba la reserva de mantenimiento para una casa victoriana sin renovar, agregue la HOA real de un condominio que le guste. La diferencia entre dos propiedades suele vivir en estas líneas, no en el precio de lista. Si quiere que revisemos sus números juntos, escríbame . Estimaciones para orientar la conversación, no una cotización ni asesoría financiera. La tasa predial real depende de su propiedad y distritos especiales; las tasas hipotecarias cambian a diario; el seguro varía por edificio. Verifique cada número con su prestamista, el asesor fiscal y la ciudad. La reserva de mantenimiento del 1% anual es un punto de partida común para casas antiguas de San Francisco. ¿Quiere correr sus números reales? Tráigame la propiedad y los revisamos juntos, sin presión. Envíe un texto a Paulo Hablar con Paulo O llame al (408) 834-9161 - paulo@levelupgroup.com

## Unlock Your AI Assistant | Agent Tools | Paulo Serna
URL: https://www.pauloserna.com/tools/unlock-your-ai-assistant/

Agent tools - For Compass agents Unlock Your AI Assistant Unlock Your AI Assistant is a practical setup guide, reference file builder, and reusable prompt library created by Paulo Serna for real estate agents who use Compass AI together with a general AI assistant such as ChatGPT, Claude, or Gemini. It teaches a simple two tool workflow: verify current information in Compass first, then use your preferred AI assistant to think, plan, and write. The toolkit is free for agents who attend Paulo's AI workshop; the access code is shared there. Open the toolkit Talk to Paulo about AI Version 1.0 - Last reviewed August 2026 - Access code required (shared at the workshop). What is Unlock Your AI Assistant? It is a beginner friendly operating guide that helps an agent stop starting every AI conversation from zero. The agent teaches the AI how they work once, adds the current facts needed for a specific assignment, and uses repeatable prompts to produce clearer work. The resource is a static educational workspace. It does not connect to Compass, does not call an AI model, and does not send anything an agent types to a server. Inside the toolkit you will find a ten minute setup path, nine reusable reference files (each with a blank template and a completed example), per file progress tracking, a library of eleven copyable prompts with search and category filters, a four prompt Starter Set, guidance on when current Compass information must be checked first, privacy and professional guardrails, a maintenance routine, and a short downloadable PDF introduction. Part two, the AI Workflows , picks up where the toolkit ends: six ready-made workflows for buyer representation, seller representation, disclosure review, CMA and pricing strategy, a Claude-only CMA that reads the MLS and drafts in Compass through Claude in Chrome, and property decision analysis. Each one has project instructions for the AI project, a kickoff prompt, situation-specific follow-up prompts, and a file checklist that starts with the nine reference files from the toolkit. Who is it for? Primarily Compass real estate agents who are new to AI or use it inconsistently, use Compass AI and one preferred general AI assistant, and want practical guidance rather than technical theory. It is also useful for team leaders and operations staff who help agents document repeatable work and use AI responsibly. It assumes normal real estate knowledge and no AI vocabulary. What problem does it solve? Most agents use AI in an inconsistent way. They paste isolated prompts without reusable context, repeatedly explain their business and voice, expect a general AI tool to know current Compass information, and mix verified facts with assumptions. The result sounds generic and cannot be trusted for client work. This resource replaces that pattern with a lightweight, reusable AI operating system that any agent can maintain in a few minutes a week. What is the difference between Compass AI and a general AI assistant? The entire resource is built on a two tool model. Compass AI is for finding current information already stored in Compass: contact and client records, recent activity, tasks, listings, saved properties in Collections, and open house leads. A general AI assistant such as ChatGPT, Claude, or Gemini is for thinking: planning, summarizing, preparing for calls, drafting and reviewing communication, comparing strategy options, and organizing next steps. The core rule: if the answer depends on current Compass information, look it up first. A general AI assistant must not be asked to guess a client record, listing status, task, or any current fact that should be verified in Compass. What will an agent be able to do after using it? Understand which tool to use for which task. Choose one real client, property, or repeated assignment and set up a working AI project for it in about ten minutes. Create reference files that teach the AI how they work. Find and copy the right prompt for the work in front of them. Know whether current Compass information should be checked first. Keep the system current as they use it. What are the AI Workflows? The toolkit teaches an AI assistant who the agent is. A workflow tells it what to do for one specific assignment. The AI Workflows page holds six of them, in this order: Buyer Representation, Seller Representation, Disclosure Review, CMA and Pricing Strategy, CMA in Claude (MLS + Compass, Claude only, with two downloadable Claude skills), and Property Decision Analysis. For each, the agent creates one AI project per client or property, pastes the project instructions into the project, uploads the nine reference files plus the assignment files on the checklist, runs the kickoff prompt to get a working brief, and then uses the follow-up prompts as the work evolves. Every prompt separates facts from interpretation, labels assumptions, names what is missing, and leaves the decision with the client. The page stores nothing; the actual work stays inside the agent's AI tool. Is this an official Compass product? No. It was created by Paulo Serna as a practical, educational resource for agents. It is not official Compass training, certification, or software, and it does not represent Compass policy. Compass AI features and supported actions change over time, so agents should verify current capabilities and brokerage policies before relying on any workflow. How do I get it? Attend Paulo's AI workshop for agents and use the access code shared there to open the toolkit and the AI Workflows . There is no account and no fee; one code opens both pages on your device for 30 days. Nothing you type into the templates ever leaves your browser, and your setup progress saves locally on your own device. Not attending a workshop? Ask Paulo about access. Why is a working agent giving this away? Because this is how Paulo actually runs his practice. His market research, the POTM data engine behind the POTM Blog , and his client systems are all built on AI workflows he designed and maintains himself, on top of an engineering background. Sharing the operating system is the honest way to show the work. If you are an agent who wants help going further, talk to Paulo about designing AI workflows for your own practice: your reference files, your prompt library, your data habits, and where AI should and should not touch your client work. Who is Paulo Serna? Paulo Serna is a San Francisco real estate agent and advisor with Compass and Level Up Group (CA DRE# 02150409). He publishes data grounded market research at the POTM Blog and builds practical tools for clients and agents. Read more about Paulo or see his Compass profile . When was this resource last reviewed? Version 1.0, last reviewed August 2026. The resource is reviewed at least quarterly so Compass AI capability descriptions, prompt guidance, and privacy notes stay current. A machine readable overview of this page is available as Markdown , and this site publishes a curated map for AI assistants at /llms.txt . More agent and client tools live in Market Tools & Resources . Ready to put AI to work in your practice? Workshop attendees: use your access code and start the ten minute setup today. And when you want AI workflows designed around your own business, Paulo consults with agents on exactly that. Text Paulo Open the toolkit Talk to Paulo about AI Or call (408) 834-9161 - paulo@levelupgroup.com

## Track Record & Past Sales | Paulo Serna, SF Real Estate
URL: https://www.pauloserna.com/track-record/

Track record The track record, with receipts. The figures and sales on this page come straight from my public Compass profile. No creative rounding, and no other people's transactions presented as mine. This is what my actual work looks like. $31.5M+ in SF residential sales 24 completed transactions $15M+ as primary agent, 2024-2025 Source: Paulo Serna's public Compass profile, June 2026. Published past sales Selected sales as published on my Compass profile , accessed June 2026. Buyer/seller sides aren't shown because the profile doesn't publish them. The range runs from entry-level condos to multi-unit buildings, in San Francisco and around the bay. Price Property City / area Detail $1,800,000 828-830 Cortland Avenue San Francisco (Bernal Heights) 2,250 sqft, 2-unit building $1,500,000 304 Bell Lane Mill Valley 4 bd / 2 ba, 1,685 sqft $1,475,000 2198 Fell Street #5 San Francisco (NoPa) 2 bd / 2 ba, 1,210 sqft $1,200,000 409-413 Tehama Street San Francisco (SoMa) 6 bd / 5 ba, 4,670 sqft, multi-unit $1,180,000 932 Esmeralda Avenue San Francisco (Bernal Heights) 2 bd / 1 ba, 997 sqft $1,050,000 279 Topeka Avenue San Francisco (Bayview) 3 bd / 2 ba, 1,920 sqft $958,000 43A Sussex Street San Francisco (Glen Park) 3 bd / 2 ba $913,440 1826 19th Avenue #1 San Francisco (Sunset) 4 bd / 3 ba, 2,275 sqft $913,440 1826 19th Avenue #2 San Francisco (Sunset) 3 bd / 2 ba, 1,675 sqft $853,000 5340 Broadway Terrace #303 Oakland 2 bd / 1 ba, 953 sqft $764,300 2108 Thistle Court Hayward 3 bd / 3 ba, 1,399 sqft $705,000 1127 Reed Avenue #D Sunnyvale 2 bd / 1 ba, 840 sqft $585,000 670 Fargo Avenue #4 San Leandro 3 bd / 3 ba, 1,136 sqft $575,000 475 Canyon Oaks Drive #A Oakland 2 bd / 2 ba, 1,123 sqft $275,000 1225 Vienna Drive #415 Sunnyvale 4 bd / 2 ba, 1,599 sqft The team behind every deal I'm part of the Level Up Group team, which closed more than $52.9M+ in sales volume in 2025 and has $19.6M+ in verified closed volume in 2026 through August 1, 2026, per the team's production tracker. On team transactions I'm part of negotiations and the sales process beyond my own listings and clients. That's how we work: the whole team's experience stands behind each deal. Team figures are the team's, not my individual production; my individual numbers are above, with their own source. Source: Level Up Group production tracker, as of August 1, 2026. Sales volume, not commission income. Why I publish this Anyone can say they're good. Receipts are better. If you're deciding who to work with, you deserve to see real transactions, at real price points, in the property types you're actually considering. And if you'd like to talk to past clients whose situation looked like yours, ask me for references directly. Want this level of clarity on your deal? Let's talk about your situation. References available if you want them. Text Paulo Talk to Paulo Read reviews Or call (408) 834-9161 - paulo@levelupgroup.com

## Historial de Ventas | Paulo Serna, Bienes Raíces San Francisco
URL: https://www.pauloserna.com/es/historial/

Historial El historial, con recibos. Las cifras y las ventas de esta página vienen directamente de mi perfil público de Compass. Sin redondeos creativos y sin transacciones de otros presentadas como mías. Así se ve mi trabajo real. $31.5M+ en ventas residenciales de SF 24 transacciones completadas $15M+ como agente principal, 2024-2025 Fuente: perfil público de Compass de Paulo Serna, junio de 2026. Ventas pasadas publicadas Ventas seleccionadas tal como aparecen publicadas en mi perfil de Compass , consultado en junio de 2026. No se indican los lados (comprador/vendedor) porque el perfil no los publica. El rango va de condominios de entrada a edificios de varias unidades, en San Francisco y alrededor de la bahía. Precio Propiedad Ciudad / zona Detalle $1,800,000 828-830 Cortland Avenue San Francisco (Bernal Heights) 2,250 sqft, 2-unit building $1,500,000 304 Bell Lane Mill Valley 4 bd / 2 ba, 1,685 sqft $1,475,000 2198 Fell Street #5 San Francisco (NoPa) 2 bd / 2 ba, 1,210 sqft $1,200,000 409-413 Tehama Street San Francisco (SoMa) 6 bd / 5 ba, 4,670 sqft, multi-unit $1,180,000 932 Esmeralda Avenue San Francisco (Bernal Heights) 2 bd / 1 ba, 997 sqft $1,050,000 279 Topeka Avenue San Francisco (Bayview) 3 bd / 2 ba, 1,920 sqft $958,000 43A Sussex Street San Francisco (Glen Park) 3 bd / 2 ba $913,440 1826 19th Avenue #1 San Francisco (Sunset) 4 bd / 3 ba, 2,275 sqft $913,440 1826 19th Avenue #2 San Francisco (Sunset) 3 bd / 2 ba, 1,675 sqft $853,000 5340 Broadway Terrace #303 Oakland 2 bd / 1 ba, 953 sqft $764,300 2108 Thistle Court Hayward 3 bd / 3 ba, 1,399 sqft $705,000 1127 Reed Avenue #D Sunnyvale 2 bd / 1 ba, 840 sqft $585,000 670 Fargo Avenue #4 San Leandro 3 bd / 3 ba, 1,136 sqft $575,000 475 Canyon Oaks Drive #A Oakland 2 bd / 2 ba, 1,123 sqft $275,000 1225 Vienna Drive #415 Sunnyvale 4 bd / 2 ba, 1,599 sqft La producción del equipo Formo parte del equipo Level Up Group, que cerró más de $52.9M+ en volumen de ventas en 2025 y registra más de $19.6M+ en volumen cerrado verificado en 2026 hasta el 1 de agosto de 2026, según el registro de producción del equipo. En las transacciones del equipo participo en las negociaciones y el proceso de venta más allá de mis propios listados y clientes. Así trabajamos: la experiencia de todo el equipo respalda cada operación. Las cifras del equipo son del equipo, no producción individual mía; mis cifras individuales están arriba, con su propia fuente. Fuente: registro de producción de Level Up Group, al 1 de agosto de 2026. Volumen de ventas, no comisiones. Por qué publico esto Cualquiera puede decir que es bueno. Los recibos son mejores. Si está evaluando con quién trabajar, merece ver transacciones reales, en rangos de precio reales, del tipo de propiedad que usted está considerando. Y si quiere hablar con clientes cuya situación se parecía a la suya, pídame referencias directamente. ¿Quiere este nivel de claridad en su operación? Hablemos de su situación. Referencias disponibles si las quiere. Envíe un texto a Paulo Hablar con Paulo Leer reseñas O llame al (408) 834-9161 - paulo@levelupgroup.com

## What's Your Home Worth? Free SF Valuation | Paulo Serna
URL: https://www.pauloserna.com/home-valuation/

Home valuation What's your San Francisco home worth? I won't hand you an instant algorithmic number, because algorithms haven't been inside your house. I prepare a real valuation: current comparable sales, honestly adjusted for condition, location, and what your property has that the others don't. You get the reasoning, not just the figure. How it works You give me the address and a couple of details below. I run the MLS comparables, adjust them for what I know about your block and property type, and reply personally, usually within a business day or two, with a range and the why. No commitment and no pressure: plenty of people ask years before selling, and that's exactly fine. If the numbers say selling doesn't serve you, I'll tell you that too. Leave this field empty: Property address Property type Single-family home Condo TIC 2-4 unit building Other When would you consider selling? Just curious about value Within 6 months 6 to 18 months Further out Anything I should know (remodels, condition, tenants...) Your name Email Phone (optional) By submitting, you agree I may contact you about your request. No spam, no pressure; opt out anytime. Privacy Policy . Request my valuation Common questions Does this valuation commit me to anything? No. It's information so you can decide clearly. Plenty of people request it long before they'd consider selling, and some conclude they're better off staying. That's a good outcome too. Why not an instant estimate? Because automated estimates can't see condition, light, parking, permitted vs. unpermitted work, or block character, and in San Francisco those genuinely move value. I'd rather give you a defensible range with reasoning than a fast, hollow number. Rather just talk it through? Call or write and we'll discuss it. English or Spanish. Text Paulo Contact Paulo Or call (408) 834-9161 - paulo@levelupgroup.com

## ¿Cuánto Vale Su Casa? Valuación Gratuita | Paulo Serna
URL: https://www.pauloserna.com/es/valuacion/

Valuación de su casa ¿Cuánto vale su casa de San Francisco? No le voy a dar un número instantáneo de algoritmo, porque los algoritmos no han estado dentro de su casa. Le preparo una valuación real: ventas comparables actuales, ajustadas con honestidad por condición, ubicación y lo que su propiedad tiene que las demás no. Usted recibe el razonamiento, no solo la cifra. Cómo funciona Usted me da la dirección y un par de detalles abajo. Yo corro los comparables del MLS, los ajusto por lo que sé de su cuadra y su tipo de propiedad, y le respondo personalmente, normalmente en uno o dos días hábiles, con un rango y el porqué. Sin compromiso y sin presión: muchas personas piden esto años antes de vender, y eso está perfecto. Si los números dicen que no le conviene vender, también se lo digo. Leave this field empty: Dirección de la propiedad Tipo de propiedad Casa unifamiliar Condominio TIC Edificio de 2-4 unidades Otro ¿Cuándo consideraría vender? Solo curiosidad por el valor En los próximos 6 meses En 6 a 18 meses Más adelante Algo que deba saber (remodelaciones, condición, inquilinos...) Su nombre Correo electrónico Teléfono (opcional) Al enviar, usted acepta que lo contacte sobre su consulta. Sin spam y sin presión; puede pedir que no lo contacte más en cualquier momento. Política de Privacidad . Pedir mi valuación Preguntas frecuentes ¿Esta valuación me compromete a algo? No. Es información para que usted decida con claridad. Muchas personas la piden mucho antes de pensar en vender, y algunas concluyen que les conviene quedarse. Ese también es un buen resultado. ¿Por qué no un estimado instantáneo? Porque los estimados automáticos no ven la condición, la luz, la cochera, el trabajo con o sin permisos ni el carácter de la cuadra, y en San Francisco esas cosas mueven el valor de verdad. Prefiero darle un rango defendible con razonamiento que un número rápido y hueco. ¿Prefiere simplemente hablar? Llámeme o escríbame y lo platicamos. En español o en inglés. Envíe un texto a Paulo Contactar a Paulo O llame al (408) 834-9161 - paulo@levelupgroup.com

## Paulo Serna | Agente de Bienes Raíces en San Francisco
URL: https://www.pauloserna.com/es/

San Francisco - Marin - East Bay - La Península Respuestas claras sobre bienes raíces en San Francisco. Decisiones tranquilas. Sin discursos de venta. CA DRE# 02150409 Sobre Paulo Vecindarios Pulso de Paulo Conozca a Paulo Un asesor local, no un discurso de venta Soy Paulo Serna, agente de bienes raíces y REALTOR® en San Francisco. Nací en Colombia y hablo español e inglés con fluidez. Vivo aquí desde 1995 y trabajo en toda la ciudad y hasta Marin, el East Bay y la Península; el lado oeste es mi casa. Ayudo a compradores, vendedores y pequeños inversionistas a tomar decisiones tranquilas y claras que sigan teniendo sentido dentro de años. A veces eso significa decirle que espere, que rente en lugar de vender, o que se retire. Ese es el trabajo, y así se construye la confianza. Más sobre Paulo Inglés y español Servicio bilingüe Desde 1995 Viviendo y pedaleando en SF Ayudo a compradores, vendedores y pequeños inversionistas en San Francisco, Marin, el East Bay y la Península. Mi zona de casa es el Richmond y el Sunset, donde vivo y ando en bicicleta. Lo que la gente me pregunta primero. Así es como pienso sobre las preguntas que la gente realmente me trae. Las preguntas frecuentes completas van más a fondo. ¿Cómo está el mercado? Es la pregunta que más escucho, y la respuesta honesta es: depende de lo que usted quiera lograr. Una casa para remodelar en el Outer Sunset y un condominio renovado cerca del parque pueden moverse en direcciones distintas el mismo mes. Los titulares describen promedios; usted compraría o vendería una propiedad específica. Cuénteme su situación y le doy una lectura basada en lo que realmente se está cerrando ahora. También publico notas fechadas en Pulso de Paulo . ¿Debería comprar ahora o esperar en San Francisco? Depende de su horizonte de tiempo, sus finanzas y lo que estaría comprando. Si planea quedarse cinco años o más, tiene ingresos estables y encuentra la propiedad correcta a un precio justo, esperar el mercado perfecto rara vez vale la pena. Si su horizonte es corto o sus finanzas están ajustadas, esperar puede ser la decisión más inteligente y tranquila. Revisamos su caso con honestidad. ¿Solo trabaja en los distritos de Richmond y Sunset? No. Trabajo en toda la ciudad de San Francisco y acompaño a clientes en Marin, el East Bay y la Península. El Richmond y el Sunset son mi zona de casa, donde mi conocimiento cuadra por cuadra es más profundo, pero el método viaja: leer el edificio, leer las divulgaciones y ser honesto sobre el riesgo, esté donde esté la propiedad. ¿Me diría que no compre o no venda si esa es la decisión correcta? Sí. Es parte central de cómo trabajo. Si esperar, rentar, conservar o retirarse le conviene más, se lo diré con claridad, aunque eso signifique que no haya transacción para mí. Dónde está usted ahora Elija el camino que le corresponde Compradores Primeros compradores y familias que quieren una mano firme con las divulgaciones, la estrategia de oferta y el valor a largo plazo antes de comprometerse. Cómo ayudo a compradores > Vendedores ¿Vender ahora, esperar o rentar? Empezamos por si vender es siquiera la decisión correcta, y luego protegemos su patrimonio con precio y preparación. Cómo ayudo a vendedores > Pequeños inversionistas Dúplex, edificios de 2 a 4 unidades, condominios y TICs. Flujo de caja frente a plusvalía, realidades del control de rentas, gastos de capital y matemática honesta de largo plazo. Asesoría de inversión > Testimonios Lo que dicen los clientes ‹ “I've worked with Paulo for three years on multiple transactions. He is smart, savvy and has excellent follow thru. Highly recommend!” Michael “Paulo has been an excellent partner in our home search in San Francisco. He's responsive, organized, and actually listens to what you're looking for instead of just showing you whatever's available. He comes prepared, follows up when he says he will, and genuinely feels like someone who's in your corner. Highly recommend him if you're navigating the SF Bay Area market.” Herman “He's honest, transparent, and genuinely looks out for your best interests. Paulo takes the time to explain everything clearly and makes you feel confident throughout the process. If you're looking for someone trustworthy and professional, I highly recommend him!” Daniel “Working with Paulo has been a great experience. He genuinely takes the time to understand your goals and helps you think strategically about real estate and long-term growth. He's knowledgeable, transparent, and always willing to walk through the numbers so you can make confident decisions.” German “Paulo has a keen eye to find value on the properties he shows around the city. Always putting your interests first, he goes above and beyond to make sure you are comfortable with one of the most important decisions you make in your life.” Alejandro “Paulo was a pleasure to work with as our real estate agent. He was very knowledgable about the local neighborhood and market trends. His upbeat attitude and personality made him easy to work with and ask questions to. Highly recommend and would no doubt use him again.” Andrew “...the gentleman of unreasonable hospitality and great service. Thank you for being a master of your craft.” Marino “Paulo is genuinely keen on helping his clients to build a brighter future! Best advisor!” German A. > Reseñas verificadas de Google de clientes de Paulo. Alcance en toda la ciudad, profundidad de barrio Trabajo toda la ciudad. Vivo en el lado oeste. Desde Central Richmond cubro todo San Francisco, y acompaño a mis clientes a Marin, el East Bay y la Península cuando ahí está la casa correcta. Los vecindarios del mapa son mi zona de casa, las cuadras que conozco a pie y en bicicleta, donde la niebla, el carácter de cada cuadra, el estacionamiento, los cimientos y las calles que conservan su valor se evalúan calle por calle. Vea todas las guías de vecindarios > Guía disponible Parque / espacio abierto El color de relleno indica el distrito SFAR Elige un vecindario Pasa el cursor sobre el mapa para ver un vecindario. Haz clic para fijarlo aquí, con puntajes de habitabilidad y el detalle de mercado más reciente. El Bike Score refleja el terreno del vecindario (más plano sube, colinas empinadas bajan). Walk Score y Transit Score son valores de muestra a la espera de una caché de Walk Score. El clima es el microclima típico. Por qué importa mi formación Leo edificios, no solo anuncios Antes de bienes raíces pasé años en administración de propiedades, gestión de proyectos de construcción e ingeniería solar, y tengo un título en Ingeniería General de Santa Clara University. Cuando caminamos una propiedad, estoy pensando en cimientos, drenaje, techos, instalaciones eléctricas, ampliaciones con o sin permisos, y cómo se ve la próxima década de mantenimiento. Una casa puede lucir hermosa y aun así ser un pozo de gastos, o verse sencilla y ser sólida. Le ayudo a notar la diferencia antes de hacer una oferta, no después de ser el dueño. Más sobre cómo trabajo > En qué me enfoco Precio que refleje condición y riesgo, no solo comparables Paquetes de divulgación leídos línea por línea La condición de la propiedad y lo que cuesta mantenerla Estrategia de oferta y negociación según sus metas Si la decisión realmente le conviene en este momento Últimas notas de mercado y guías Todas las notas y guías > Guía para vendedores ¿Vender o rentar mi casa en SF? Un marco para sopesar patrimonio, flujo de caja, impuestos y su propio horizonte. Leer > Guía para compradores Cómo leer las divulgaciones en SF Qué contiene realmente un paquete de divulgación y las señales de alerta que vale la pena revisar. Leer > Guía para compradores Lo que los primeros compradores pasan por alto Los costos y condiciones que sorprenden a la gente en su primera compra en San Francisco. Leer > Hablemos de sus opciones Sin presión y sin compromiso. Cuénteme qué está considerando y le daré una lectura clara y honesta, en español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Sobre Paulo Serna | Agente de Bienes Raíces en San Francisco
URL: https://www.pauloserna.com/es/sobre-paulo/

Sobre Paulo Paulo Serna, un asesor de bienes raíces en San Francisco que piensa como ingeniero. Cercano, directo y tranquilo. Ayudo a las personas a tomar decisiones de bienes raíces que sigan teniendo sentido con los años. Hablar de sus opciones Ver vecindarios Resumen profesional Soy agente de bienes raíces en San Francisco con Compass y Level Up Group, REALTOR® y First Time Buyer Specialist (FTBS, certificación de la Asociación de REALTORS de California). Trabajo con primeros compradores, vendedores, clientes recurrentes y pequeños inversionistas en todo San Francisco, y también en Marin, el East Bay y la Península cuando la búsqueda del cliente lleva hacia allá. Mi zona de casa es el lado oeste de la ciudad, desde Central Richmond y todo el distrito de Richmond hasta el Sunset, donde vivo y conozco las cuadras calle por calle. Mi trabajo abarca casas unifamiliares, condominios, TICs, dúplex y edificios de 2 a 4 unidades, pero mi enfoque es simple de describir y difícil de encontrar: tratar cada transacción como una decisión de largo plazo, proteger los intereses del cliente por encima del negocio, y ser honesto sobre el riesgo. Prefiero perder una comisión antes que ver a alguien tomar una decisión que no se sostenga en el tiempo. Tampoco trabajo solo. Formo parte del equipo Level Up Group, que cerró más de $52.9M en volumen de ventas en 2025 y registra más de $19.6M en volumen cerrado verificado en 2026 hasta el 1 de agosto, según el registro de producción del equipo. En las transacciones del equipo participo en las negociaciones y el proceso de venta más allá de mis propios listados y clientes, así que la lectura de mercado detrás de su operación se apoya en el flujo de transacciones de todo el equipo, no solo el mío. Son cifras del equipo, no producción individual mía; mis números propios viven en la página de historial con su fuente. Una historia de San Francisco Vivo en San Francisco desde 1995, primero en el Sunset cerca de West Portal y ahora en Central Richmond. Conozco las líneas de niebla, las cuadras tranquilas, las panaderías que valen la caminata, y cómo cambia la luz dos calles más allá. Cada vez que salgo en bicicleta por mi vecindario, recuerdo la suerte que tengo de vivir aquí. No es una frase de ventas; es la razón por la que hago este trabajo donde lo hago. Cuando no estoy trabajando, suelo estar en mi bicicleta, muchas veces cruzando el puente Golden Gate hacia Marin Headlands, o jugando bochas en las canchas frente al mar cerca del Ferry Building. Conozco estos vecindarios cuadra por cuadra: la fila de la mañana en Arsicault Bakery, los sándwiches de desayuno de Devil's Teeth y la profundidad gastronómica de Clement Street. El ciclismo y las bochas me enseñaron lo mismo que exige el mercado: medir el ritmo, leer las condiciones y elegir el cambio correcto para el terreno. Escuchar, en dos idiomas Nací en Colombia y hablo español e inglés con fluidez. Llegar a un país nuevo le enseña a uno a escuchar con atención, lo que la gente dice y lo que realmente quiere decir. Esa experiencia me hizo un asesor que escucha con cuidado a sus clientes y un negociador tranquilo y atento a su favor cuando las transacciones en San Francisco se ponen competitivas y la presión sube. Ojo de ingeniero para la propiedad Antes de bienes raíces construí una trayectoria que resulta especialmente útil para evaluar casas: Administración de propiedades: años viendo cómo los edificios realmente se comportan, envejecen y cuestan dinero una vez que son suyos. Gestión de proyectos de construcción: entender alcances, permisos, trabajo estructural y lo que realmente toma una remodelación. Ingeniería solar: una mirada técnica y de sistemas sobre la energía, el techo y la eficiencia de largo plazo de una propiedad. Ingeniería General, Santa Clara University: la base de cómo descompongo un problema. Cuando recorremos una propiedad, estoy leyendo el edificio, no solo la decoración. Cimientos, drenaje, techos, electricidad, ampliaciones con o sin permisos, y la próxima década de mantenimiento. Es una de las formas más claras en que protejo a mis clientes antes de que se comprometan. La mirada de un planificador Mi enfoque de asesoría integra datos del mercado local, señales macroeconómicas, estrategia de apalancamiento y consideraciones fiscales en cada recomendación, siempre junto a los abogados, prestamistas y profesionales de impuestos calificados que manejan los detalles legales y fiscales. Como First Time Buyer Specialist (una certificación de la Asociación de REALTORS de California), pongo especial estructura en las primeras compras: caminos de financiamiento, el costo real más allá del precio, y las decisiones que sorprenden la primera vez. La mayoría de los compradores ven los acabados; yo veo la estructura, el historial de permisos, el riesgo en las divulgaciones y cómo puede comportarse una compra o venta en cinco, diez y veinte años. Compass y Level Up Group Estoy afiliado a Compass a través del equipo Level Up Group. Eso le da a mis clientes herramientas sólidas, alcance de marketing y una red, mientras la asesoría se mantiene personal y con los pies en la tierra. Usted trabaja conmigo directamente, en español o en inglés. Cómo asesoro Así es como lo pienso: una buena decisión de bienes raíces debe seguir teniendo sentido en cinco, diez y veinte años. Por eso nos enfocamos en lo que realmente la determina: precio, divulgaciones, condición, riesgo, y si el movimiento encaja con su vida y sus finanzas. La respuesta correcta depende de su horizonte, su tolerancia al riesgo y lo que esta propiedad tiene que hacer por usted. A veces eso significa comprar. A veces significa esperar, rentar en lugar de vender, o dejar pasar una propiedad que parece perfecta. Mi trabajo es ayudarle a ver las disyuntivas con claridad y respaldar la decisión que de verdad le convenga. En qué trabajo con mis clientes: precio y valor, revisión de divulgaciones, condición de la propiedad, estrategia de oferta y negociación, elección de vecindario, y la pregunta honesta de si conviene avanzar o no. Paulo Serna - Compass | Level Up Group At a glance Title San Francisco Real Estate Agent Compass | Level Up Group Membership REALTOR® National Association of REALTORS Certification First Time Buyer Specialist (FTBS) California Association of REALTORS License CA DRE# 02150409 Education B.S. General Engineering Santa Clara University Specialties First-time buyers - move-up & repeat sellers - small multi-unit & TIC investors - pricing, disclosures & negotiation Background Property management, construction project management, and solar engineering Languages English & Spanish Serving All of San Francisco, plus Marin, the East Bay & the Peninsula Home turf: Central Richmond, the Richmond District, and the Sunset ¿Tiene una pregunta? Trabaje con Paulo (408) 834-9161 paulo@levelupgroup.com ¿Quiere una respuesta directa sobre su situación? Cuénteme qué está evaluando. Le daré una lectura honesta, lleve o no a una transacción. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Comprar Casa en San Francisco | Paulo Serna, Agente Bilingüe
URL: https://www.pauloserna.com/es/compradores/

Compradores Comprar casa en San Francisco, con una mano firme en los detalles. Asesoría clara, protectora y estratégica, desde su primera visita hasta el cierre, para que compre con confianza y no cruzando los dedos. En español o en inglés. Cómo ayudo a los compradores Comprar aquí puede sentirse como una competencia que usted está destinado a perder. No lo es, una vez que tiene un plan y a alguien leyendo los mismos detalles que el agente del vendedor espera que usted pase por alto. Mi trabajo es llevar la decisión a la velocidad correcta, proteger sus intereses y ayudarle a comprar algo que siga sintiéndose bien dentro de años. Orientación para primeros compradores Si esta es su primera compra, empezamos con su presupuesto real, incluyendo reservas y el costo del trabajo que la propiedad necesite, no solo el máximo que un prestamista apruebe. Luego vemos cómo interactúan el préstamo, la condición y el vecindario, para que su primer movimiento sea tranquilo e informado. Revisión de divulgaciones Los paquetes de divulgación en San Francisco son gruesos por una razón. Inspecciones, reportes, historial de permisos y declaraciones del vendedor viven ahí. Los leo con usted, línea por línea, y señalo lo que importa: desde notas de drenaje y cimientos hasta ampliaciones sin permiso y la salud financiera de la HOA. Estrategia de oferta Una buena oferta refleja la propiedad y sus metas, no una fórmula única. Precio, contingencias, tiempos y términos importan juntos, y el número más alto no siempre es la posición más fuerte. Construimos una estrategia que usted entienda. Condición de la propiedad y valor a largo plazo Aquí es donde mi formación trabaja más. Cimientos, techos, drenaje, electricidad y el costo honesto de ser dueño durante una década. Una casa que luce hermosa puede ser cara de mantener, y una sencilla puede ser sólida. Distinguimos cuál es cuál antes de que usted se comprometa. Elegir el vecindario correcto Las líneas de niebla, el estacionamiento, el transporte, las escuelas, la luz y el carácter de cada cuadra moldean la vida diaria y el valor a largo plazo. Las guías de vecindarios son un buen punto de partida; luego lo afinamos juntos, en su idioma. Cuándo no comprar A veces lo mejor es esperar. Si su horizonte es corto, sus finanzas están estiradas, o una propiedad específica carga más riesgo que beneficio, se lo diré. La compra hecha bajo presión es la que más probablemente decepciona. La versión corta: la respuesta correcta depende de su horizonte, su tolerancia al riesgo y lo que esta propiedad tiene que hacer por usted. Le ayudo a ver las disyuntivas con claridad y respaldo la decisión que de verdad le convenga. Paulo's Pulse App Vea qué tan competitivo está el mercado ahora. Venta sobre lista, porcentaje sobre el precio de lista y días en mercado en los últimos 7, 30 y 90 días contra el año móvil, actualizado cada semana. Abrir Pulse On Today's Market → Preguntas frecuentes de compradores ¿Cuánto necesito realmente para comprar en San Francisco? Además del enganche, planifique costos de cierre, reservas y el costo de cualquier trabajo que la propiedad necesite. El número correcto depende del precio, del tipo de préstamo y de la condición. Trazamos su panorama completo antes de que se enamore de un anuncio, no después. ¿Qué debe saber un primer comprador en San Francisco? Que el precio de lista es solo parte de la historia. Las divulgaciones, la condición, la salud de la HOA y el mantenimiento de largo plazo pueden cambiar la matemática de forma significativa. Una primera compra tranquila e informada le gana a una apresurada. ¿Cómo sé si una propiedad tiene riesgos ocultos? Leyendo con cuidado el paquete de divulgaciones y evaluando la condición con alguien que entienda de edificios. Trabajo sin permisos, problemas de drenaje, movimiento de cimientos y mantenimiento diferido son comunes y se pueden detectar. Ahí es donde mi formación en construcción rinde. ¿Cómo se ve una buena estrategia de oferta? Empieza con sus metas y la propiedad específica, no con una fórmula. Precio, términos, contingencias y tiempos trabajan juntos. A veces la oferta más fuerte no es la más alta. Construimos una estrategia que usted entienda y con la que se sienta tranquilo. ¿Cuándo NO debería comprar? Cuando su horizonte es corto, sus finanzas están estiradas, o la propiedad específica carga un riesgo que pesa más que el beneficio. Le diré cuando creo que esperar es la jugada más inteligente. ¿Pensando en comprar? Hablemos de su horizonte, su presupuesto y los vecindarios en su lista. En español o en inglés. Envíe un texto a Paulo Hablar sobre comprar Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Vender su Casa en San Francisco | Paulo Serna, Agente Bilingüe
URL: https://www.pauloserna.com/es/vendedores/

Vendedores Vender una casa en San Francisco, empezando por si debería venderla. Precio, preparación y negociación que protegen su patrimonio, más una respuesta honesta a la primera pregunta: ¿vender ahora, esperar o rentar? ¿Vender ahora, esperar o rentar? Es la primera conversación que tenemos, y la respuesta no siempre es vender. Miramos su patrimonio, lo que debe, su situación fiscal, sus planes y el mercado real de su vecindario. Si vender le sirve, construimos el plan. Si conservar o rentar le conviene más, se lo digo, aunque eso signifique que no haya negocio para mí. Precio que protege su número final Partimos de comparables y ajustamos con honestidad por condición, ubicación y demanda actual. Sobrevalorar "para probar" suele salir caro: días acumulados en el mercado debilitan su posición de negociación. Le muestro el razonamiento completo, no solo una cifra. Preparación con retorno claro Mi formación en construcción ayuda a separar lo que paga de lo que no. Normalmente: pintura, limpieza profunda, presentación ligera y atender los problemas evidentes que asustarían a un comprador en las divulgaciones. Las remodelaciones grandes justo antes de vender rara vez se recuperan. Divulgaciones limpias, venta tranquila En San Francisco, un paquete de divulgaciones completo y honesto no es solo cumplimiento: es estrategia. Reduce renegociaciones, protege el precio y baja el riesgo de sorpresas en el cierre. Preparamos el suyo con el mismo cuidado con el que yo leo los de los compradores. Negociación a su favor Cuando llegan las ofertas, las leemos juntas: precio, contingencias, financiamiento, tiempos y la solidez de cada comprador. La oferta más alta no siempre es la más segura. Negocio con calma y con sus metas al frente, en español o en inglés. La versión corta: primero decidimos si vender es la decisión correcta. Después protegemos su patrimonio con precio, preparación y negociación. Sin apuro y sin presión. Paulo's Pulse App Vea dónde están realmente los precios y la competencia. Mediana de precio y venta sobre lista desde 2016, más las ventanas actuales, para que la conversación de precio empiece con datos. Actualizado cada semana. Abrir Pulse On Today's Market → Preguntas frecuentes de vendedores ¿Debería vender mi casa de San Francisco o rentarla? Depende de su patrimonio, sus necesidades de flujo de efectivo, su situación fiscal y su horizonte de tiempo. Rentar puede tener sentido si puede sostenerla y quiere exposición de largo plazo; vender puede tener sentido si necesita el capital o no quiere ser arrendador. Y consulte a su asesor fiscal. ¿Cómo deciden el precio de lista? Partimos de ventas comparables y ajustamos con honestidad por condición, ubicación y demanda actual. Sobrevalorar para probar el mercado suele costarle; un precio bien pensado tiende a proteger su número final. Le muestro el razonamiento, no solo una cifra. ¿Qué mejoras valen la pena antes de vender? Normalmente las de retorno claro: pintura, limpieza, presentación ligera y atender los problemas de condición evidentes que asustarían a los compradores. Las remodelaciones grandes rara vez se recuperan justo antes de una venta. ¿Es buen momento para vender? Esa es la pregunta equivocada para empezar. La correcta es si vender sirve a sus metas. Si es así, elegimos el momento con sensatez dentro del mercado que tenemos. Si conservar o rentar le conviene más, se lo diré. ¿Qué es Compass Concierge? Un programa de Compass que puede adelantar el costo de ciertas mejoras previas a la venta, como pintura y presentación, y se reembolsa al cierre. Útil cuando una preparación enfocada claramente ayudaría a la venta; aplican términos y elegibilidad. ¿Pensando en vender? Empecemos por la pregunta honesta: ¿le conviene vender? Le doy una lectura clara de su caso. Envíe un texto a Paulo Hablar sobre vender O llame al (408) 834-9161 - paulo@levelupgroup.com

## Contacto | Paulo Serna, Bienes Raíces San Francisco
URL: https://www.pauloserna.com/es/contacto/

Contacto Hablemos. Sin presión y sin compromiso. Cuénteme qué está considerando, en español o en inglés. Respondo personalmente, normalmente el mismo día. Deje este campo vacío: Envíe un mensaje Nombre Correo electrónico Teléfono (opcional) Me interesa Comprar una casa Vender una casa Comprar y vender Propiedad de inversión Otro ¿Qué tiene en mente? Acepto que Paulo Serna me contacte por llamada, correo o mensaje de texto sobre mi consulta. Responda STOP en cualquier momento para cancelar. Pueden aplicar tarifas de mensajes y datos. Este formulario no es una solicitud de representación y no crea ninguna relación de agencia. Política de Privacidad . Enviar mensaje ¿Prefiere hablar ahora? Llame o escriba al (408) 834-9161 . Paulo Serna Título Agente de Bienes Raíces en San Francisco Corretaje y equipo Compass | Level Up Group Licencia CA DRE# 02150409 Teléfono (408) 834-9161 Correo paulo@levelupgroup.com Sirviendo Todo San Francisco, más Marin, el East Bay y la Península. Zona de casa: Central Richmond, el distrito de Richmond y el Sunset Oficina Compass | Level Up Group 3512 16th St, San Francisco, CA 94114 En línea Perfil de Compass · Level Up Group Agende una llamada ¿Prefiere apartar un horario en el calendario? Reservar tiempo con Paulo

## Gracias | Paulo Serna
URL: https://www.pauloserna.com/es/gracias/

Recibido Listo. Gracias. Leo personalmente cada mensaje y respondo dentro de un día hábil, normalmente antes. Sin presión y sin compromiso; la primera conversación es solo eso, una conversación. Volver al sitio ¿Me necesita antes? Llame o escriba al (408) 834-9161 .

## Suscrito | Paulo Serna
URL: https://www.pauloserna.com/es/suscrito/

Suscrito Ya está en la lista. Espere mis notas del mercado de San Francisco más o menos una vez al mes: lo que realmente se está moviendo, guías nuevas y próximas casas abiertas. Sin spam, sin presión, y puede cancelar cuando quiera respondiendo a cualquier correo. Volver al sitio

## Evaluación de Necesidades del Comprador | Paulo Serna
URL: https://www.pauloserna.com/es/evaluacion-compradores/

Compradores Evaluación de necesidades del comprador Mientras mejor entienda lo que usted busca, más precisa es mi asesoría. Tómese unos minutos aquí, salte lo que no tenga claro, y yo llego preparado a nuestra primera conversación. Leo personalmente cada respuesta. Deje este campo vacío: Sobre usted Nombre Apellido Correo electrónico Teléfono La mejor forma de contactarle Seleccione... Correo electrónico Llamada Mensaje de texto ¿Alguien más participa en esta compra? (nombres y relación) ¿Quiénes vivirán en la casa? (niños, mascotas, alguien con necesidades de accesibilidad) ¿Está trabajando con un agente actualmente? Seleccione... No Sí Su situación ¿Es dueño o renta su vivienda actual? Seleccione... Rento Soy dueño ¿Tiene preaprobación de financiamiento? Seleccione... Sí Todavía no, pero lo planeo Pagaré de contado No ¿Cuál es su rango de precio? ¿Aproximadamente cuánto tiene para el enganche? ¿Cuándo busca mudarse? Seleccione... Ahora mismo (0-30 días) Pronto (1-3 meses) Más adelante (3-6 meses) Mucho más adelante (6+ meses) ¿Cuánto tiempo lleva buscando? Seleccione... Apenas empiezo 0-30 días 1-3 meses 3-6 meses 6+ meses ¿Cuáles son sus razones para mudarse? ¿Qué tiene que hacer esta propiedad por usted? (sus metas) Si encontramos la propiedad correcta, ¿está listo para decidir? Seleccione... Sí Necesitaría algo de tiempo Todavía no estoy seguro La propiedad ¿Qué tipo de propiedad le interesa? Seleccione... Casa unifamiliar Condominio TIC Edificio de 2-4 unidades Loft Co-op Todavía no estoy seguro ¿Qué condición está dispuesto a aceptar? Seleccione... Lista para habitar Mejoras cosméticas mientras vivo ahí (pintura, accesorios, electrodomésticos) Varios proyectos a la vez (techo, ventanas, pisos, sistemas) Ningún proyecto es demasiado grande (cimientos, no habitable, demolición) Recámaras Seleccione... 1 2 3 4 5+ Baños Seleccione... 1 1.5 2 3 4+ Tres características que su casa debe tener Lo que su casa NO puede tener ¿Qué debe tener su vecindario? (parques, comida, transporte, escuelas...) ¿Qué vecindarios o ciudades le llaman la atención? Para terminar ¿Cómo supo de mí? Seleccione... Recomendado por un amigo o cliente Casa abierta (open house) Búsqueda en internet Un asistente de IA (ChatGPT, Perplexity, etc.) Redes sociales Este sitio web Correo directo Recomendado por otro agente Otro ¿Algo más que quiera contarme? Acepto que Paulo Serna me contacte por llamada, correo o mensaje de texto sobre mi consulta. Responda STOP en cualquier momento para cancelar. Pueden aplicar tarifas de mensajes y datos. Este formulario no es una solicitud de representación y no crea ninguna relación de agencia. Política de Privacidad . Enviar mi evaluación

## Evaluación de Necesidades del Vendedor | Paulo Serna
URL: https://www.pauloserna.com/es/evaluacion-vendedores/

Vendedores Evaluación de necesidades del vendedor Antes de hablar de precio, quiero entender sus metas, sus tiempos y su propiedad. Tómese unos minutos aquí, salte lo que no tenga claro, y nuestra primera conversación empieza con ventaja. Leo personalmente cada respuesta. Deje este campo vacío: Sobre usted Nombre Apellido Correo electrónico Teléfono La mejor forma de contactarle Seleccione... Correo electrónico Llamada Mensaje de texto Dirección de la propiedad ¿Quiénes toman las decisiones en esta venta? (copropietarios, familia) ¿Está trabajando con un agente actualmente? Seleccione... No Sí ¿Está entrevistando a otros agentes? Seleccione... No Sí ¿Ha considerado vender por su cuenta (FSBO)? Seleccione... No Sí Su situación ¿Cuáles son sus razones para vender? ¿Cuándo quiere mudarse? Seleccione... Ahora mismo (0-30 días) Pronto (1-3 meses) Más adelante (3-6 meses) Por ahora no (6+ meses) ¿Cuánto tiempo lleva siendo dueño? Seleccione... Menos de 1 año 1-5 años 5-10 años 10+ años Si encontráramos un comprador hoy, ¿estaría listo para vender? Seleccione... Sí Necesitaría algo de tiempo Todavía no estoy seguro ¿Cuáles son sus planes después de vender? ¿Qué hará si la propiedad no se vende? ¿Qué rango de precio espera? Seleccione... Menos de $750,000 $750,000 a $1,000,000 $1,000,000 a $1,500,000 $1,500,000 a $2,000,000 $2,000,000 a $3,000,000 $3,000,000+ Quisiera su lectura del valor ¿Aproximadamente cuánto debe de la propiedad? (opcional) ¿Hay gravámenes o cuotas especiales? Seleccione... No Sí No estoy seguro La propiedad Recámaras Seleccione... 1 2 3 4 5+ Baños Seleccione... 1 1.5 2 3 4+ Metros o pies cuadrados aproximados ¿Cómo describiría la condición de la propiedad? ¿Qué le convenció originalmente de esta casa? ¿Qué mejoras ha hecho? (con o sin permisos es útil saberlo) ¿Qué es lo que más le gusta del vecindario? Para terminar ¿Cómo supo de mí? Seleccione... Recomendado por un amigo o cliente Casa abierta (open house) Búsqueda en internet Un asistente de IA (ChatGPT, Perplexity, etc.) Redes sociales Este sitio web Correo directo Recomendado por otro agente Otro ¿Algo más que quiera contarme? Acepto que Paulo Serna me contacte por llamada, correo o mensaje de texto sobre mi consulta. Responda STOP en cualquier momento para cancelar. Pueden aplicar tarifas de mensajes y datos. Este formulario no es una solicitud de representación y no crea ninguna relación de agencia. Política de Privacidad . Enviar mi evaluación

## Pequeños Inversionistas en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/inversionistas/

Pequeños inversionistas Inversión residencial pequeña en San Francisco, con matemática honesta de largo plazo. Dúplex, edificios de dos a cuatro unidades, condominios y TICs, evaluados por lo que realmente harán con el tiempo, no por lo que una hoja de cálculo quiere creer. Importante: soy agente de bienes raíces, no abogado, asesor fiscal ni planificador financiero. Nada aquí es asesoría legal, fiscal ni de inversión. Para una decisión real de inversión, trabaje con profesionales calificados junto conmigo. Asesoría para pequeños inversionistas Ayudo a compradores pequeños con visión de largo plazo a evaluar propiedades residenciales de renta de la misma forma en que querría que lo hicieran para mí: con conservadurismo, con la condición del edificio y los números reales al frente. La meta es una propiedad que siga teniendo sentido en diez y veinte años. Dúplex, edificios de 2 a 4 unidades, condominios y TICs Cada uno tiene un perfil distinto de riesgo y retorno. Los edificios de varias unidades agregan administración e inquilinos; los condominios agregan la salud de la HOA; los TICs agregan estructura legal y de financiamiento. Emparejamos el tipo de propiedad con sus metas y su apetito de involucramiento. Consideraciones de control de rentas Las reglas de renta e inquilinos de San Francisco pueden moldear de manera importante los retornos, la flexibilidad y el riesgo según la antigüedad y el historial del edificio. Es una de las cosas más importantes de entender antes de comprar, y una de las más fáciles de subestimar. Yo le señalo las consideraciones con claridad; los detalles confírmelos con un abogado calificado. Flujo de efectivo contra plusvalía Muchas propiedades de San Francisco se inclinan hacia la plusvalía de largo plazo más que hacia un flujo de efectivo fuerte desde el primer día. Ninguno es automáticamente correcto. Modelamos sus números reales, incluyendo vacancia y mantenimiento realistas, para que decida con los ojos abiertos. Condición de la propiedad y gastos de capital Aquí es donde mi formación en construcción y administración de propiedades importa más. Techos, cimientos, plomería, electricidad y sistemas mayores generan los gastos de capital que determinan en silencio su retorno real. Los estimamos desde el principio para que una "buena oportunidad" no se convierta en una década de sorpresas. Estrategia de largo plazo La inversión residencial pequeña normalmente premia la paciencia. Pensamos juntos su periodo de tenencia, su financiamiento, sus opciones de salida y cómo encaja la propiedad con el resto de su vida y sus finanzas, no solo con los números del primer año. Riesgo y disyuntivas Toda propiedad es un conjunto de disyuntivas: precio contra condición, flujo contra plusvalía, flexibilidad contra regulación. Mi trabajo es ayudarle a verlas con claridad y decidir con deliberación. A veces la respuesta honesta es que el negocio no cierra, y también se lo diré. Paulo's Pulse App Vea cómo se mueve cada tipo de propiedad. Cierres, mediana de precio, días en mercado y mezcla de financiamiento para unifamiliar, condominio/townhouse, tenencia en común y multifamiliar, con detalle por segmento de precio. Actualizado cada semana. Abrir Pulse On Today's Market → Preguntas frecuentes de inversionistas ¿Con qué tipo de inversionistas trabaja? Principalmente compradores pequeños con mentalidad de largo plazo: dúplex, edificios de dos a cuatro unidades, condominios para rentar y TICs. Personas que quieren matemática honesta y una propiedad que se sostenga, no una promesa de hacerse rico rápido. ¿Cómo afecta el control de rentas a una propiedad pequeña de inversión? En San Francisco puede moldear de forma significativa sus retornos, su flexibilidad y su riesgo, según la antigüedad del edificio y el historial de las unidades. Es esencial entenderlo antes de comprar. Yo le señalo las consideraciones, y los detalles debe confirmarlos con un abogado calificado. ¿Debería priorizar flujo de efectivo o plusvalía? Depende de sus metas, su horizonte y su tolerancia al riesgo y a la administración directa. Muchas propiedades en San Francisco se inclinan hacia la plusvalía más que hacia el flujo de efectivo inmediato. Lo modelamos con honestidad en lugar de asumirlo. ¿Qué es un TIC y es una buena inversión? Un Tenancy in Common es la propiedad compartida de un edificio donde cada copropietario tiene el derecho de ocupar una unidad específica. Los TICs suelen tener precios por debajo de condominios comparables, pero con consideraciones distintas de financiamiento, estructura legal y reventa. Si le conviene depende de los detalles de su caso. ¿Evaluando una propiedad de inversión? Tráigame el edificio. Corremos números honestos y hablamos de los riesgos y disyuntivas reales. Envíe un texto a Paulo Hablar de una inversión O llame al (408) 834-9161 - paulo@levelupgroup.com

## Preguntas Frecuentes de Bienes Raíces en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/preguntas/

Preguntas frecuentes Preguntas reales, respuestas honestas. Lo que compradores, vendedores y pequeños inversionistas realmente me preguntan sobre los bienes raíces de San Francisco. Respuestas cortas aquí; los temas profundos están en las guías . Comprar en San Francisco ¿Debería comprar ahora o esperar en San Francisco? Depende de su horizonte de tiempo, sus finanzas y lo que estaría comprando. Si planea quedarse cinco años o más, tiene ingresos estables y encuentra la propiedad correcta a un precio justo, esperar el mercado perfecto rara vez vale la pena. Si su horizonte es corto o su presupuesto está estirado, esperar puede ser la jugada más inteligente. ¿Qué debe saber un primer comprador antes de comprar en San Francisco? Que el precio de compra es solo una parte del costo. Los costos de cierre, las reservas, las cuotas de HOA y el precio de cualquier trabajo que la propiedad necesite también cuentan. Una primera compra tranquila e informada le gana a una apresurada casi siempre. Empiece por la página de compradores . ¿Cuánto necesito además del enganche? Planifique costos de cierre, reservas de efectivo y el costo de reparaciones o mejoras cercanas. La cifra exacta depende del precio, del tipo de préstamo y de la condición. Trazamos su panorama completo antes de comprometerse con una propiedad. ¿Cómo ayuda Paulo a los compradores a evaluar el valor a largo plazo? Enfocándonos en lo que realmente determina el valor en cinco, diez y veinte años: ubicación, condición, distribución y riesgo, no solo los comparables de este mes. Mi formación en construcción me ayuda a señalar los problemas de condición que determinan en silencio el costo de ser propietario. Estrategia de oferta ¿Cómo se ve una buena estrategia de oferta? Empieza con sus metas y la propiedad específica, no con una fórmula. Precio, contingencias, tiempos y términos trabajan juntos, y el número más alto no siempre es la posición más fuerte. ¿Debería renunciar a contingencias para ganar? A veces una oferta limpia marca la diferencia, pero renunciar a protecciones puede exponerlo a riesgo real. Lo pesamos contra qué tan bien entendemos la condición y las divulgaciones de la propiedad. No lo voy a empujar a asumir un riesgo que no entienda. ¿Cómo compito sin pagar de más? Conociendo el valor real de la propiedad y sus propios límites antes del día de ofertas, y luego estructurando términos que fortalezcan su posición. La disciplina sobre su número de retirada es parte de la estrategia. Vender en San Francisco ¿Debería vender mi casa de San Francisco o rentarla? Depende de su patrimonio, sus necesidades de flujo, su situación fiscal y su horizonte. Rentar puede tener sentido si puede sostenerla y quiere exposición de largo plazo; vender puede tener sentido si necesita el capital o no quiere ser arrendador. Y hable con su asesor fiscal. ¿Qué mejoras valen la pena antes de vender? Normalmente las de retorno claro: pintura, limpieza, presentación ligera y resolver los problemas de condición evidentes. Las remodelaciones grandes rara vez se recuperan justo antes de una venta. ¿Cómo definen el precio de lista? Partimos de ventas comparables y ajustamos con honestidad por condición, ubicación y demanda. Sobrevalorar para probar el mercado normalmente le cuesta en el número final. Le muestro el razonamiento, no solo una cifra. ¿Qué es Compass Concierge? Un programa de Compass que puede adelantar el costo de ciertas mejoras aprobadas previas a la venta, reembolsado al cierre, sujeto a elegibilidad y términos. Solo lo sugiero cuando mejora genuinamente su resultado neto. Vecindarios del Richmond y el Sunset ¿Qué hace diferente a Central Richmond del Inner Sunset? Central Richmond queda junto al lado norte del Golden Gate Park y el corazón de Clement Street, con el inventario clásico del Richmond y su propio ritmo de niebla. Inner Sunset se agrupa al lado sur del parque cerca de 9th e Irving, junto a UCSF y el tren N Judah. Los dos son caminables y ricos en comida; la sensación, la luz y el trayecto cambian cuadra por cuadra. ¿El lado oeste es más neblinoso, y eso afecta el valor? Sí, el Richmond y el Sunset ven más niebla y viento que el lado este de la ciudad, y varía calle por calle. Algunos compradores aman ese carácter fresco y tranquilo; otros quieren más sol. Es más una pregunta de estilo de vida que de valor puro, y vale la pena vivirla en persona. ¿Qué vecindarios del lado oeste tienen el mejor estacionamiento? Varía mucho por cuadra y tipo de vivienda. Muchas casas del Richmond y el Sunset tienen cochera, una ventaja real sobre gran parte de la ciudad. Tomamos en cuenta el estacionamiento tanto para el estilo de vida como para la reventa cuando recorremos propiedades. Revisión de divulgaciones ¿Qué tan importantes son las divulgaciones en San Francisco? Mucho. El paquete de divulgaciones es donde vive la historia real de una propiedad: inspecciones, reportes, historial de permisos y declaraciones del vendedor. Leerlo con cuidado es una de las cosas más importantes que hace un comprador. ¿Cómo sé si una propiedad tiene riesgos ocultos? Leyendo las divulgaciones con cuidado y evaluando la condición con alguien que entienda de edificios. Trabajo sin permisos, problemas de drenaje, movimiento de cimientos y mantenimiento diferido son comunes y detectables, que es exactamente donde ayuda mi formación. ¿Cuáles son las señales de alerta comunes en un paquete de divulgaciones? Ampliaciones sin permiso, señales de intrusión de agua o problemas de drenaje, notas de cimientos o estructura, la edad del techo y cuotas extraordinarias grandes pendientes en la HOA de un condominio. Ninguna descalifica automáticamente, pero cada una merece una mirada más de cerca. Condición de la propiedad ¿Por qué me importa su formación en construcción? Porque una casa puede lucir hermosa y aun así ser cara de mantener, o verse sencilla y ser sólida. Leer cimientos, techos, drenaje y sistemas antes de hacer la oferta lo protege de sorpresas después de ser el dueño. ¿Siempre debería pedir mis propias inspecciones? En la mayoría de los casos sí, incluso cuando existen inspecciones del vendedor. Las inspecciones independientes le dan su propia lectura actual de la condición. Decidimos juntos cuáles tienen sentido para cada propiedad. TICs y condominios ¿Qué es un TIC? Una Tenencia en Común es la propiedad compartida de un edificio donde cada copropietario tiene el derecho de ocupar una unidad específica. Los TICs suelen costar menos que condominios comparables, pero con consideraciones distintas de financiamiento, estructura legal y reventa. Vea el glosario . ¿Un TIC es más riesgoso que un condominio? Es diferente más que simplemente más riesgoso. Los TICs pueden implicar hipotecas compartidas o préstamos fraccionales, un acuerdo entre copropietarios y un grupo de reventa más pequeño. Si el precio menor justifica esas disyuntivas depende de su situación. Le ayudo a pesarlo. ¿Qué debo revisar en un condominio antes de comprar? La salud financiera de la HOA, las reservas, las cuotas extraordinarias pendientes, las reglas, y la condición e historia del edificio. Una gran unidad en un edificio mal administrado sigue siendo un problema. Pequeñas propiedades de inversión ¿Cómo afecta el control de rentas a una propiedad pequeña de inversión? En San Francisco puede moldear de forma significativa los retornos, la flexibilidad y el riesgo según la antigüedad del edificio y el historial de las unidades. Entiéndalo antes de comprar y confirme los detalles con un abogado calificado. Vea la página de inversionistas . ¿Flujo de efectivo o plusvalía, cuál priorizo? Depende de sus metas, su horizonte y su tolerancia a la administración directa. Muchas propiedades de San Francisco se inclinan a la plusvalía sobre el flujo del primer día. Modelamos sus números reales en lugar de asumir. Trabajar con Paulo ¿Me dirá que no compre o no venda? Sí. Si esperar, rentar, conservar o retirarse le conviene más, se lo diré con claridad, aunque signifique que no haya transacción para mí. Es central en mi forma de trabajar. ¿Qué áreas cubre? Todo San Francisco, más Marin, el East Bay y la Península cuando la búsqueda del cliente lleva hacia allá. Mi conocimiento cuadra por cuadra más profundo está en el lado oeste de la ciudad: Central Richmond, el distrito de Richmond, el Sunset y los vecindarios cercanos. ¿Cómo empezamos? Escríbame y cuénteme qué está evaluando, en español o en inglés. La primera conversación es solo eso, una conversación, sin presión y sin compromiso. Póngase en contacto o llame o escriba al (408) 834-9161. ¿Tiene una pregunta que no está aquí? Pregúnteme directamente, en español o en inglés. Sin presión y sin compromiso. Envíe un texto a Paulo Hacer una pregunta O llame al (408) 834-9161 - paulo@levelupgroup.com

## Glosario de Bienes Raíces de San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/glosario/

Glosario Términos de bienes raíces de San Francisco, en español claro. El vocabulario que aparece en las divulgaciones, las ofertas y los anuncios de esta ciudad, explicado como se lo explicaría en la mesa de la cocina. No es asesoría legal, fiscal ni financiera. Por Paulo Serna, Agente de Bienes Raíces en San Francisco · CA DRE# 02150409 Tenencia en Común · Condominio · Conversión a condominio · Paquete de divulgaciones · Divulgación de Riesgos Naturales · Reporte preliminar de título · Contingencia · Oferta anticipada · Asociación de Propietarios · Control de rentas · Refuerzo sísmico de piso blando · Unidad de Vivienda Accesoria · Compass Concierge Tenencia en Común (TIC) Una forma de propiedad compartida común en San Francisco donde los copropietarios son dueños de todo el inmueble en conjunto y cada uno tiene el derecho exclusivo de ocupar una unidad específica, regido por un acuerdo de TIC. Los TICs suelen tener precios por debajo de condominios comparables, con disyuntivas en financiamiento, reventa y obligaciones entre copropietarios. Revise cualquier acuerdo de TIC con un abogado calificado. Condominio (condo) Propiedad con escritura individual: usted es dueño de su unidad más una parte de las áreas comunes del edificio, con financiamiento estándar de condominio y una asociación de propietarios (HOA). La forma más sencilla de comprar, financiar y revender en un edificio compartido. Conversión a condominio El proceso legal de convertir un edificio de varias unidades, a menudo en régimen de TIC, en condominios con escrituras individuales bajo las reglas de San Francisco. La conversión puede aumentar el valor y simplificar la reventa, pero la elegibilidad es limitada y las reglas cambian. Nunca compre un TIC contando con la conversión. Paquete de divulgaciones El conjunto de documentos que un vendedor de San Francisco normalmente entrega antes de las ofertas: declaraciones del vendedor, reportes de inspección, divulgación de riesgos naturales, reporte preliminar de título, historial de permisos y, en condominios y TICs, documentos y finanzas de la HOA o copropiedad. A menudo son cientos de páginas, y ahí vive la historia real de la propiedad. Divulgación de Riesgos Naturales (NHD) Un reporte requerido en California que indica si una propiedad está en zonas de riesgo mapeadas: falla sísmica, licuefacción, deslizamiento, inundación o severidad de incendios. En San Francisco, la licuefacción y las zonas sísmicas son las que más preguntan los compradores. Reporte preliminar de título Un reporte de la compañía de título que muestra cómo está registrada la propiedad y qué pesa sobre ella: gravámenes, servidumbres y excepciones que el comprador asumiría. Vale la pena leerlo con cuidado antes de retirar contingencias. Contingencia Una condición escrita en la oferta que permite al comprador salirse o renegociar sin perder su depósito, comúnmente por inspecciones, avalúo o financiamiento. En ofertas competitivas de San Francisco, decidir qué contingencias mantener o renunciar es una decisión de estrategia con riesgo real. Decídalo con deliberación, no por default. Oferta anticipada (pre-emptive) Una oferta presentada antes de la fecha publicada de ofertas, intentando comprar la propiedad antes de que respondan otros compradores. Es común en San Francisco con propiedades bien valoradas. A veces gana valor; a veces paga de más por la velocidad. La decisión correcta depende de la propiedad y de sus alternativas. Asociación de Propietarios (HOA) La organización que gobierna un edificio de condominios: define presupuestos, cobra cuotas, mantiene las áreas comunes y hace cumplir las reglas (CC&Rs). La salud financiera de la HOA, sus reservas y las cuotas extraordinarias pendientes deben estar en la revisión de todo comprador de condominio. Control de rentas (San Francisco) La Ordenanza de Renta de San Francisco limita los aumentos anuales de renta y restringe los desalojos en muchos edificios, en general los construidos antes de junio de 1979, con detalles que dependen del edificio y del historial de la unidad. Moldea de forma importante la matemática de las inversiones de varias unidades. Confirme cómo aplica a una propiedad específica con un abogado calificado. Refuerzo sísmico de piso blando (soft-story) Refuerzo estructural de edificios cuyo primer piso (a menudo con cocheras abiertas) es más débil que los pisos superiores, una vulnerabilidad sísmica conocida. San Francisco ha exigido el refuerzo en muchos edificios de madera de varias unidades; que el trabajo esté hecho, y hecho con permisos, importa para el valor y la seguridad. Unidad de Vivienda Accesoria (ADU) Un espacio habitable secundario en una propiedad residencial, como un nivel de cochera convertido o una unidad en el patio. San Francisco tiene rutas de legalización para algunas unidades existentes sin permisos. El estatus de permisos determina el valor, la asegurabilidad y la posibilidad de rentar, así que verifíquelo en lugar de asumirlo. Compass Concierge Un programa de Compass que puede adelantar el costo de ciertas mejoras previas a la venta, como pintura, presentación y reparaciones, y se reembolsa al cierre. Útil cuando una preparación enfocada claramente ayudaría a la venta; aplican términos y elegibilidad. ¿No encontró un término? Pregúnteme directamente. Si aparece en sus divulgaciones o en su oferta, merece una respuesta clara en su idioma. Escríbame . ¿Leyendo un paquete de divulgaciones ahora mismo? Mándeme sus preguntas. Le doy una lectura clara y honesta de lo que importa y lo que no. Envíe un texto a Paulo Hablar con Paulo O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Central Richmond, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/central-richmond/

Guía de vecindario Vivir en Central Richmond, San Francisco La vida clásica del Richmond entre el Golden Gate Park y Clement Street, donde yo vivo. Cómo se siente vivir aquí Central Richmond es la parte de la ciudad que llamo mi casa, y la que mejor conozco a pie y en bicicleta. Está en el centro del distrito de Richmond, aproximadamente entre Park Presidio y la avenida 25, con el Golden Gate Park al sur y la energía de Clement Street atravesándolo. El ritmo es tranquilo y residencial, las calles están llenas de casas clásicas del Richmond, y la niebla entra y sale con su propio horario. Cada vez que salgo en bicicleta por el vecindario, recuerdo la suerte que tengo de vivir aquí. A quién le suele quedar bien A quienes buscan un vecindario más tranquilo, caminable y rico en comida, con acceso rápido al parque y una salida fácil por el puente Golden Gate. Les queda a familias, profesionales y a cualquiera que valore la conveniencia diaria por encima del brillo. Tipos de vivienda Principalmente casas de principios y mediados del siglo XX: unifamiliares, edificios de dos unidades y flats estilo eduardiano y marina, muchas con cochera y cuartos sobre la cochera. También encontrará condominios y algún TIC ocasional. Transporte y trayectos El 38 Geary y el 1 California corren hacia el centro, el 5 Fulton bordea el parque, y Park Presidio (la Carretera 1) da acceso rápido al puente Golden Gate y a Marin. Manejar al centro es razonable para los estándares de SF; ir al parque en bicicleta es un placer. Parques, comida, café y anclas locales Clement Street es el corazón: restaurantes independientes, el mercado de agricultores de Clement, librerías y algo de la mejor comida asiática de la ciudad. Los croissants de Arsicault Bakery son, en mi opinión, el cielo. Green Apple Books, el borde del Golden Gate Park y el acceso fácil al Presidio lo completan. Consideraciones para compradores Atención a los temas habituales del Richmond: cimientos antiguos, drenaje en lotes con pendiente, edad del techo, y cuartos o unidades agregadas con los años que pueden tener permisos o no. La cochera y la exposición de luz varían cuadra por cuadra y vale la pena priorizarlas. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Las casas de Central Richmond tienden a atraer compradores que valoran la ubicación, el estacionamiento y la cercanía al parque y a Clement Street. Divulgaciones limpias, preparación sensata y precio honesto importan más que una remodelación pesada aquí. Más en la página de vendedores . Problemas comunes de condición Los temas comunes incluyen cimientos y estructura antiguos, humedad y drenaje en los lados norte y cuesta abajo, techos envejecidos y ampliaciones sin permiso. Ninguno es inusual; todos merecen evaluarse de cerca. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Central Richmond. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Central Richmond, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Central Richmond ¿Por qué se enfoca en Central Richmond? Es donde vivo y el vecindario que mejor conozco, cuadra por cuadra. Ese conocimiento local ayuda a mis clientes a tomar decisiones más finas sobre la niebla, el estacionamiento, la luz y el valor. ¿Central Richmond es bueno para familias? Muchas familias lo aman por sus calles tranquilas, la cercanía al Golden Gate Park y la comida y los mandados sobre Clement y Geary. Como siempre, el ajuste depende de sus necesidades específicas. ¿La niebla afecta el valor de reventa? No de forma inherente. Algunos compradores valoran ese carácter fresco y tranquilo. Es más una pregunta de estilo de vida que un castigo al valor, y varía calle por calle. ¿Curiosidad por Central Richmond? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Inner Richmond, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/inner-richmond/

Guía de vecindario Vivir en Inner Richmond, San Francisco El borde este y animado del Richmond, cerca del Presidio, Clement y Geary. Cómo se siente vivir aquí Inner Richmond corre aproximadamente desde Arguello hasta Park Presidio, el tramo más urbano y enérgico del distrito. Es denso, diverso e infinitamente caminable, con dos de las grandes calles comerciales de la ciudad, Clement y Geary, atravesándolo, y con el Presidio y el Golden Gate Park a la puerta. A quién le suele quedar bien A quienes buscan vida urbana caminable y bien conectada, con comida increíble y acceso rápido a áreas verdes, sin el costo de los vecindarios más caros del lado este de la ciudad. Tipos de vivienda Una mezcla de flats eduardianos, edificios de dos a cuatro unidades, condominios, TICs y casas unifamiliares. Los edificios de varias unidades son comunes, lo que lo hace interesante tanto para pequeños inversionistas como para quienes lo habitan. Transporte y trayectos El 38 Geary (y el Geary Rapid) es un caballo de batalla hacia el centro, el 1 California y el 2 Clement sirven la zona, y el Presidio y el parque quedan a pie. Transporte fuerte para los estándares del lado oeste. Parques, comida, café y anclas locales Los restaurantes y tiendas de Clement Street, la amplia mezcla de comida y servicios de Geary, los senderos del Presidio justo al norte y la extensión verde del Golden Gate Park al sur. Consideraciones para compradores Muchos edificios aquí son estructuras antiguas de varias unidades, así que preste atención a los sistemas del edificio, los muros compartidos y, en condominios y TICs, la estructura de propiedad y cualquier acuerdo de HOA o de copropietarios. El estacionamiento puede ser más apretado que en las avenidas exteriores. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Inner Richmond atrae compradores que quieren energía y caminabilidad. Las divulgaciones claras y una presentación inteligente importan, y los dueños de edificios de varias unidades deben pensar con cuidado los tiempos y las consideraciones de inquilinos. Más en la página de vendedores . Problemas comunes de condición Flats y edificios antiguos de varias unidades: plomería y electricidad envejecidas, techos y fachadas compartidos, y el historial de permisos de conversiones pasadas merecen una mirada de cerca. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Inner Richmond. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Inner Richmond, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Inner Richmond ¿Inner Richmond es más caro que Outer Richmond? A menudo sí, por su caminabilidad y su cercanía al Presidio y al transporte al centro, pero varía según el tipo de propiedad y la condición. Lo comparamos con honestidad para su presupuesto. ¿Inner Richmond es bueno para pequeños inversionistas? Puede serlo, por la cantidad de edificios de varias unidades, pero el control de rentas y los factores de condición pesan mucho. Vea la página de pequeños inversionistas y hable con un abogado calificado. ¿Curiosidad por Inner Richmond? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Outer Richmond, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/outer-richmond/

Guía de vecindario Vivir en Outer Richmond, San Francisco Avenidas tranquilas cerca de Ocean Beach, Lands End y Sutro Heights. Cómo se siente vivir aquí Outer Richmond se extiende aproximadamente desde Park Presidio hasta el Pacífico, terminando en Ocean Beach y los senderos dramáticos de Lands End y Sutro Heights. Es la parte más calmada y costera del distrito: con más niebla y viento, pero espaciosa, amigable y un verdadero escape de la intensidad de la ciudad sin salir de ella. A quién le suele quedar bien A quienes buscan espacio, tranquilidad, acceso al mar y más casa por el dinero, y a quienes no les molestan la niebla ni un trayecto más largo al centro. Tipos de vivienda Predominantemente casas unifamiliares y edificios de dos unidades, muchas con cochera y cuartos bajo el nivel principal, en lotes de avenida que se sienten generosos. Entre las viviendas más alcanzables del lado oeste de la ciudad. Transporte y trayectos El 38 Geary y el 5 Fulton van al centro pero toman tiempo desde tan al oeste; muchos residentes manejan. Ocean Beach, la Great Highway y los senderos de Lands End están ahí mismo. Parques, comida, café y anclas locales Ocean Beach y Lands End para la vida al aire libre, los restaurantes y panaderías de Balboa y Geary, el parque Sutro Heights y la zona emblemática del Cliff House. Consideraciones para compradores El aire salado y el viento hacen especialmente importantes el mantenimiento exterior, las ventanas y los techos por aquí. Revise el drenaje en lotes con pendiente o con frente al oeste, y pese con honestidad el trayecto contra la ventaja de espacio y precio. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Outer Richmond atrae compradores que buscan espacio, tranquilidad y valor cerca de la costa. Atienda el desgaste exterior por clima antes de listar y ponga un precio que refleje la disyuntiva del trayecto. Más en la página de vendedores . Problemas comunes de condición La exposición costera acelera el desgaste de techos, canaletas, ventanas y pintura exterior. Los cimientos antiguos y el drenaje en lotes inclinados también son consideraciones comunes. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Outer Richmond. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Outer Richmond, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Outer Richmond ¿Outer Richmond es un buen valor? Suele estar entre las opciones más alcanzables del lado oeste, con más espacio por el dinero. Las disyuntivas son la niebla, el viento y un trayecto más largo al centro. ¿Qué tan pesado es el trayecto desde Outer Richmond? Es el más largo de las subzonas del Richmond hacia el centro. Muchos residentes manejan o combinan el autobús con otras opciones. Lo tomamos en cuenta tanto para el estilo de vida como para la reventa. ¿Curiosidad por Outer Richmond? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Distrito de Richmond, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/richmond-district/

Guía de vecindario Vivir en el Distrito de Richmond, San Francisco El distrito del lado oeste a lo largo del borde norte del Golden Gate Park, del Presidio a Ocean Beach. Cómo se siente vivir aquí El Distrito de Richmond corre a lo largo del borde norte del Golden Gate Park, desde el Presidio en el este hasta Ocean Beach en el oeste. Es el San Francisco clásico, diverso y rico en comida: calles residenciales tranquilas, gran cocina asiática y global, y un fuerte sentido de vecindario. Los locales suelen pensarlo en tres partes, Inner, Central y Outer Richmond, cada una con su propio carácter. A quién le suele quedar bien A quienes buscan vecindarios caminables, vivibles y de buena comida, con acceso rápido a áreas verdes y al puente Golden Gate, a un valor relativo frente al lado este de la ciudad. Tipos de vivienda Una mezcla amplia: casas unifamiliares, flats eduardianos y estilo marina, edificios de dos a cuatro unidades, condominios y TICs. La cochera es más común aquí que en gran parte de la ciudad. Transporte y trayectos El 38 Geary, el 1 California, el 2 Clement y el 5 Fulton conectan el distrito con el centro, y Park Presidio da acceso rápido al puente Golden Gate y a Marin. Parques, comida, café y anclas locales El Golden Gate Park a lo largo del borde sur, Clement Street y Geary Boulevard para comida y compras, el Presidio al este, y Ocean Beach y Lands End al oeste. Consideraciones para compradores Como el distrito va del Inner Richmond urbano al Outer Richmond costero, la niebla, el trayecto y el tipo de vivienda varían mucho. Decida primero qué subvecindario le queda y luego evalúe la condición de cerca. Explore las guías dedicadas abajo. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Los compradores del Distrito de Richmond valoran la ubicación, el estacionamiento y la cercanía al parque. El precio honesto y las divulgaciones limpias suelen importar más que una renovación mayor. Más en la página de vendedores . Problemas comunes de condición En todo el distrito, atención a cimientos antiguos, drenaje en lotes inclinados, edad del techo y ampliaciones sin permiso; el desgaste costero aumenta hacia el Outer Richmond. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de el Distrito de Richmond. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de el Distrito de Richmond, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Explore los subvecindarios Inner Richmond El borde este y animado del Richmond, cerca del Presidio, Clement y Geary. Leer la guía > Central Richmond La vida clásica del Richmond entre el Golden Gate Park y Clement Street, donde yo vivo. Leer la guía > Outer Richmond Avenidas tranquilas cerca de Ocean Beach, Lands End y Sutro Heights. Leer la guía > Preguntas frecuentes de el Distrito de Richmond ¿Cuáles son las partes del Distrito de Richmond? Los locales generalmente lo dividen en Inner Richmond (este, cerca del Presidio), Central Richmond (el centro, alrededor de Clement) y Outer Richmond (oeste, hacia Ocean Beach). ¿El Distrito de Richmond es un buen lugar para comprar? Para muchos compradores, sí: ofrece vecindarios caminables y ricos en comida cerca de áreas verdes a un valor relativo. La subzona correcta depende de su trayecto y de su tolerancia a la niebla. ¿Curiosidad por el Distrito de Richmond? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Inner Sunset, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/inner-sunset/

Guía de vecindario Vivir en Inner Sunset, San Francisco Un pueblo caminable alrededor de 9th e Irving, junto al Golden Gate Park y UCSF. Cómo se siente vivir aquí Inner Sunset se agrupa alrededor de 9th e Irving en el lado sur del Golden Gate Park, cerca de UCSF y de los museos de Young y la Academia de Ciencias justo cruzando el parque. Tiene una verdadera sensación de pueblo: una franja comercial compacta y querida, comunidad fuerte y acceso rápido a uno de los grandes parques urbanos del mundo. Suele ser más soleado que el Outer Sunset, pero más fresco que el lado este de la ciudad. A quién le suele quedar bien A quienes buscan ambiente de pueblo caminable, cercanía al parque y a UCSF, y buen transporte al centro, a menudo profesionales, hogares médicos y académicos, y familias. Tipos de vivienda Una mezcla de casas unifamiliares, flats eduardianos y estilo marina, edificios de dos unidades y condominios, sobre la clásica retícula del Sunset, muchas con cochera. Transporte y trayectos El tren ligero N Judah corre al centro y al estadio, y varias líneas de autobús sirven la zona. El Golden Gate Park y UCSF quedan a pie, un atractivo mayor. Parques, comida, café y anclas locales El corredor de 9th e Irving para restaurantes, cafés y tiendas, el mercado de agricultores, los museos y jardines del Golden Gate Park cruzando la calle, y acceso fácil al parque para corredores y ciclistas. Consideraciones para compradores La demanda cerca de 9th e Irving y UCSF puede ser fuerte, así que tenga claridad sobre el valor y la condición. Atención a cimientos antiguos, drenaje e historial de permisos en ampliaciones, y priorice la cochera y la luz donde pueda. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores La caminabilidad del Inner Sunset y su cercanía al parque y a UCSF atraen demanda constante. Las divulgaciones limpias y una presentación cuidada suelen ser recompensadas. Más en la página de vendedores . Problemas comunes de condición Las casas antiguas del Sunset pueden tener consideraciones de cimientos, drenaje y techo, además de preguntas de permisos en cuartos a nivel de cochera y en ampliaciones. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Inner Sunset. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Inner Sunset, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Inner Sunset ¿Qué hace diferente a Inner Sunset de Central Richmond? Inner Sunset queda al lado sur del parque, cerca de 9th e Irving y UCSF, con el N Judah al centro; Central Richmond queda al lado norte, cerca de Clement. Los dos son caminables y ricos en comida; la luz, la niebla y el trayecto difieren. Compare las dos guías. ¿Inner Sunset es soleado? Generalmente es más soleado que el Outer Sunset, pero todavía más fresco y neblinoso que el lado este. El microclima varía cuadra por cuadra. ¿Curiosidad por Inner Sunset? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Outer Sunset, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/outer-sunset/

Guía de vecindario Vivir en el Outer Sunset, San Francisco Avenidas relajadas y neblinosas junto a Ocean Beach, con cultura de surf y café. Cómo se siente vivir aquí El Outer Sunset corre al oeste hacia Ocean Beach y la Great Highway, un tramo famosamente neblinoso, relajado y cada vez más creativo de la ciudad. En la última década ha cultivado una querida cultura de cafés, surf y pequeños negocios en calles como Judah y Noriega, manteniendo su carácter tranquilo, espacioso y residencial. A quién le suele quedar bien A quienes buscan espacio, acceso al mar, un ritmo relajado y valor relativo, y que disfrutan de verdad (o pueden vivir con) la niebla y el viento. Tipos de vivienda Mayormente casas unifamiliares y edificios de dos unidades sobre la retícula del Sunset, muchas con cochera y cuartos bajo el nivel principal. Entre las opciones unifamiliares más alcanzables del lado oeste. Transporte y trayectos El tren ligero N Judah y varias líneas de autobús sirven la zona, aunque los viajes al centro toman tiempo desde tan al oeste. Ocean Beach y la Great Highway están ahí mismo. Parques, comida, café y anclas locales Ocean Beach para surfear y ver atardeceres, las escenas de cafés y restaurantes de Judah, Noriega y Taraval, y acceso fácil al extremo sur del Golden Gate Park. Consideraciones para compradores El aire salado y el viento ponen una prima en techos, ventanas, canaletas y mantenimiento exterior. Revise el drenaje en lotes con frente al oeste y pese el trayecto contra la ventaja de espacio y precio. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores El Outer Sunset atrae compradores que buscan valor, espacio y el estilo de vida de playa. Atienda el desgaste exterior por clima antes de listar y ponga un precio que refleje el trayecto. Más en la página de vendedores . Problemas comunes de condición La exposición costera acelera el desgaste exterior; los cimientos antiguos, el drenaje y el historial de permisos en ampliaciones también son comunes. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de el Outer Sunset. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de el Outer Sunset, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de el Outer Sunset ¿El Outer Sunset es un buen valor? Suele estar entre las opciones unifamiliares más alcanzables de la ciudad, con más espacio por el dinero. Las disyuntivas son la niebla, el viento y el tiempo de trayecto. ¿Por qué es conocido el Outer Sunset hoy? Una cultura relajada de surf y café a lo largo de Judah, Noriega y Taraval, además de Ocean Beach y calles residenciales amplias y tranquilas. ¿Curiosidad por el Outer Sunset? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Distrito del Sunset, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/sunset-district/

Guía de vecindario Vivir en el Distrito del Sunset, San Francisco El gran distrito del lado oeste al sur del Golden Gate Park, de UCSF a Ocean Beach. Cómo se siente vivir aquí El Distrito del Sunset abarca el lado sur del Golden Gate Park hasta el Pacífico, una de las zonas residenciales más grandes de la ciudad. Es más tranquilo y espacioso que el lado este, con una clásica retícula de avenidas, fuerte sentido de vecindario y un clima costero que se vuelve más neblinoso hacia el mar. Los locales suelen pensarlo como el Inner Sunset (cerca de 9th e Irving y UCSF) y el Outer Sunset (hacia Ocean Beach). A quién le suele quedar bien A quienes buscan espacio, cochera, valor relativo y un ritmo más calmado, con el parque y la costa cerca. Tipos de vivienda Predominantemente casas unifamiliares y edificios de dos unidades sobre la retícula de avenidas, muchas con cochera y cuartos bajo el nivel principal, más condominios y flats cerca de los corredores comerciales. Transporte y trayectos El tren ligero N Judah recorre el distrito hasta el centro, apoyado por líneas como el corredor L Taraval y otras. Los trayectos se alargan hacia el mar. Parques, comida, café y anclas locales El Golden Gate Park a lo largo del borde norte, el pueblo de 9th e Irving en el Inner Sunset, los corredores de Judah, Noriega y Taraval, y Ocean Beach al oeste. Consideraciones para compradores El clima y el trayecto cambian mucho del Inner al Outer Sunset, así que elija primero su subzona y luego evalúe la condición. Cimientos, drenaje, techos e historial de permisos en ampliaciones son los temas habituales. Vea las guías dedicadas abajo. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Los compradores del Sunset valoran el espacio, el estacionamiento y el valor cerca del parque y la costa. Las divulgaciones limpias y una preparación sensata importan más que una renovación pesada. Más en la página de vendedores . Problemas comunes de condición En todo el distrito: cimientos antiguos, drenaje en lotes inclinados, edad del techo y cuartos sin permiso a nivel de cochera; el desgaste costero aumenta hacia el Outer Sunset. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de el Distrito del Sunset. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de el Distrito del Sunset, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Explore los subvecindarios Inner Sunset Un pueblo caminable alrededor de 9th e Irving, junto al Golden Gate Park y UCSF. Leer la guía > Outer Sunset Avenidas relajadas y neblinosas junto a Ocean Beach, con cultura de surf y café. Leer la guía > Preguntas frecuentes de el Distrito del Sunset ¿Cuál es la diferencia entre el Inner y el Outer Sunset? El Inner Sunset, cerca de 9th e Irving y UCSF, es más caminable y generalmente más soleado; el Outer Sunset, hacia Ocean Beach, es más neblinoso, más espacioso y a menudo más alcanzable. ¿El Sunset es un buen lugar para comprar una casa unifamiliar? Para muchos compradores, sí: es una de las mejores zonas de la ciudad para casas unifamiliares con cochera a un valor relativo. La disyuntiva es el clima y el trayecto. ¿Curiosidad por el Distrito del Sunset? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Glen Park, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/glen-park/

Guía de vecindario Vivir en Glen Park, San Francisco Un vecindario tipo pueblo, más soleado, alrededor de un verdadero centro y de BART. Cómo se siente vivir aquí Glen Park está en el centro-sur de la ciudad, construido alrededor de un genuino pueblito en Diamond y Chenery y del dramático espacio abierto de Glen Canyon Park. Es arbolado, más soleado que el lado oeste y sorprendentemente tranquilo para lo conectado que está, con su propia estación de BART que hace fáciles el centro y el aeropuerto. A quién le suele quedar bien A quienes buscan sensación de pueblo, naturaleza real a la puerta, más sol que la costa y transporte excelente, a menudo familias y profesionales. Tipos de vivienda Una mezcla de casas unifamiliares, muchas en lotes con pendiente, más algunos flats y condominios cerca del pueblo. Los lotes y las distribuciones varían con el terreno. Transporte y trayectos El BART de Glen Park es el titular: viajes rápidos al centro y a SFO. El vecindario también queda cerca de la I-280 para quienes manejan, y varias líneas de autobús sirven la zona. Parques, comida, café y anclas locales El pueblo de Glen Park (cafés, una librería, restaurantes y tiendas de diario), los senderos y el centro recreativo de Glen Canyon Park, y acceso fácil a Bernal, Noe Valley y el centro. Consideraciones para compradores Los lotes en ladera hacen especialmente importantes los cimientos, el drenaje y los muros de contención aquí. El estacionamiento y el acceso varían con el terreno, y la cercanía a BART es un motor de valor real que vale la pena pesar. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores El encanto de pueblo de Glen Park, su sol y su acceso a BART atraen demanda constante. Atienda temprano cualquier tema de condición de ladera y presente bien la luz y el espacio exterior de la casa. Más en la página de vendedores . Problemas comunes de condición Los lotes inclinados traen consideraciones de cimientos, drenaje y muros de contención; las casas antiguas pueden tener los temas habituales de techo, sistemas e historial de permisos. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Glen Park. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Glen Park, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Glen Park ¿Por qué la gente ama Glen Park? La combinación es rara: un verdadero centro de pueblo, la naturaleza de Glen Canyon, más sol que la costa y una estación de BART para llegar rápido al centro y al aeropuerto. ¿Glen Park es soleado? Generalmente sí, notablemente más que los vecindarios costeros del lado oeste, aunque el microclima varía. ¿Curiosidad por Glen Park? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Bernal Heights, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/bernal-heights/

Guía de vecindario Vivir en Bernal Heights, San Francisco Vecindario soleado, de colinas y aire de pueblo, con grandes vistas y comunidad fuerte. Cómo se siente vivir aquí Bernal Heights se levanta justo al sur de la Mission alrededor de su parque en la cima del cerro, uno de los vecindarios más soleados y con más sentido de comunidad de la ciudad. Cortland Avenue es su calle principal, las vistas desde Bernal Hill están entre las mejores que hay, y el ambiente es amigable, caminable y un poco de pueblo a pesar de estar cerca del centro. A quién le suele quedar bien A quienes buscan sol, vistas, un fuerte sentido de comunidad y cercanía a la Mission y al centro, a menudo familias, profesionales y locales de toda la vida. Tipos de vivienda Una mezcla variada de casas unifamiliares más pequeñas, cottages y flats en calles con pendiente, a veces angostas. Los lotes y las distribuciones varían mucho con el terreno. Transporte y trayectos Varias líneas de autobús conectan con la Mission, BART y el centro, y la I-280 y la US-101 quedan cerca para quienes manejan. La caminabilidad es fuerte cerca de Cortland. Parques, comida, café y anclas locales Los cafés, restaurantes y tiendas de Cortland Avenue, el espacio abierto y las vistas panorámicas de Bernal Hill, y acceso rápido a la comida y la cultura de la Mission. Consideraciones para compradores Los lotes en colina y las casas antiguas, a veces pequeñas, hacen que los cimientos, el drenaje, los muros de contención y las ampliaciones merezcan atención cercana. El estacionamiento y el acceso varían mucho cuadra por cuadra. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores El sol, las vistas y el atractivo comunitario de Bernal atraen compradores comprometidos. Resalte la luz, el espacio exterior y las vistas, y adelántese a cualquier pregunta de condición de ladera. Más en la página de vendedores . Problemas comunes de condición Los lotes inclinados traen temas de cimientos, drenaje y muros de contención; las casas más antiguas y pequeñas pueden cargar consideraciones de permisos y de sistemas. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Bernal Heights. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Bernal Heights, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Bernal Heights ¿Bernal Heights es soleado? Es una de las partes más soleadas de la ciudad, especialmente comparado con el lado oeste, lo cual es gran parte de su atractivo. ¿Cómo es la vivienda en Bernal Heights? A menudo casas unifamiliares más pequeñas, cottages y flats en calles con pendiente, con mucha variedad cuadra por cuadra. ¿Curiosidad por Bernal Heights? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario West Portal, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/west-portal/

Guía de vecindario Vivir en West Portal, San Francisco Un vecindario clásico de calle principal, con acceso a Muni y sensación de pueblo chico. Cómo se siente vivir aquí West Portal está construido alrededor de su calle comercial homónima y del portal de Muni donde varias líneas de tren ligero se sumergen hacia el centro. Tiene una genuina sensación de pueblo chico y de calle principal, rara en una ciudad grande: familiar, caminable y ordenado, entre el lado oeste y el centro de la ciudad con acceso fácil a ambos. A quién le suele quedar bien A quienes buscan una calle principal caminable, transporte fuerte, un ambiente familiar y vivienda unifamiliar sólida, a menudo familias y personas que viajan al trabajo a diario. Tipos de vivienda En gran parte casas unifamiliares bien cuidadas, muchas en lotes atractivos, más algunos flats y condominios cerca de la franja comercial. En general con un aire más listo para habitar que las avenidas lejanas. Transporte y trayectos La estación de Muni de West Portal es el atractivo: las líneas K, L y M corren al centro por el túnel de Twin Peaks. La I-280 queda cerca para quienes manejan. Parques, comida, café y anclas locales Los restaurantes, cafés y tiendas de West Portal Avenue, el cercano Stern Grove y su festival de verano, y acceso rápido a St. Francis Wood y al lado oeste en general. Consideraciones para compradores La demanda por el estilo de vida de calle principal y el transporte puede ser fuerte, así que tenga claridad sobre el valor. Aplican los temas habituales de casas antiguas, cimientos, techos, drenaje e historial de permisos, aunque muchas casas aquí están bien mantenidas. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores El transporte, la calle principal y el atractivo familiar de West Portal atraen demanda constante. Las divulgaciones limpias y una buena presentación suelen ser recompensadas; rara vez se requiere una renovación mayor. Más en la página de vendedores . Problemas comunes de condición Casas antiguas pero a menudo bien cuidadas: revisiones estándar de cimientos, techo, drenaje y sistemas, más el historial de permisos en cualquier ampliación. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de West Portal. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de West Portal, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de West Portal ¿Por qué West Portal es popular entre familias? La combinación de una calle principal caminable, fuerte acceso de Muni al centro y vivienda unifamiliar sólida le da una sensación amigable de pueblo chico que las familias aprecian. ¿Cómo es el trayecto desde West Portal? Fuerte para los estándares del lado oeste: las líneas K, L y M corren al centro por el túnel de Twin Peaks desde la estación de West Portal. ¿Curiosidad por West Portal? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Noe Valley, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/noe-valley/

Guía de vecindario Vivir en Noe Valley, San Francisco Cuadras soleadas con corazón de pueblo alrededor de 24th Street, protegidas de la niebla por Twin Peaks. Cómo se siente vivir aquí Noe Valley está en el centro-sur de la ciudad, detrás de Twin Peaks, donde la niebla normalmente se rinde. Su corazón es 24th Street: cafés, panaderías, carriolas y un mercado de agricultores sabatino con verdadera lealtad de vecindario. Las cuadras están llenas de hileras victorianas y eduardianas, y la energía es familiar sin ser dormida. A quién le suele quedar bien A familias y profesionales que quieren sol, una columna comercial caminable y una reventa fuerte de largo plazo, y que están dispuestos a pagar la prima que esas tres cosas exigen. Tipos de vivienda Casas unifamiliares y flats victorianos y eduardianos, muchos profundamente remodelados, más condominios en edificios convertidos y construcción nueva ocasional. Los lotes profundos con jardín son una firma del vecindario. Transporte y trayectos El J Church corre al centro, el 24 y el 48 cruzan el vecindario, y la I-280 y la 101 quedan cerca para trayectos a la Península, gran parte de por qué los hogares tecnológicos se agrupan aquí. Parques, comida, café y anclas locales El corredor de 24th Street, el mercado de agricultores de los sábados, Douglass Playground, las vistas de Billy Goat Hill y el Upper Noe Rec Center. Consideraciones para compradores La competencia por casas unifamiliares renovadas es consistentemente fuerte, así que la disciplina de valor importa más aquí. Revise de cerca el historial de permisos, es uno de los vecindarios más remodelados de la ciudad, más cimientos y drenaje en las cuadras que suben hacia los cerros. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Noe Valley atrae uno de los grupos de compradores más profundos de San Francisco. La presentación se premia; una casa bien preparada con divulgaciones limpias puede producir una competencia excepcional. Más en la página de vendedores . Problemas comunes de condición Huesos de era victoriana bajo acabados modernos: verifique qué tocaron realmente las remodelaciones. Cimientos, plomería y electricidad antiguas donde no se renovó, e historial de permisos en ampliaciones. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Noe Valley. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Noe Valley, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Noe Valley ¿Por qué Noe Valley es tan popular entre familias? Sol, un pueblo caminable en 24th Street, parques y juegos, y acceso fácil a las autopistas para trayectos a la Península. La combinación es rara y el mercado la cobra en consecuencia. ¿Noe Valley es realmente más soleado? Generalmente sí. Twin Peaks bloquea gran parte de la niebla marina, así que Noe Valley ve más sol que el lado oeste, aunque los microclimas varían cuadra por cuadra. ¿Curiosidad por Noe Valley? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Cole Valley, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/cole-valley/

Guía de vecindario Vivir en Cole Valley, San Francisco Un pueblito pequeño y querido al pie de Tank Hill, a pasos del Golden Gate Park y UCSF. Cómo se siente vivir aquí Cole Valley es uno de los vecindarios con nombre más pequeños de San Francisco, unas cuadras íntimas alrededor de Cole y Carl con un aire de pueblo que sus residentes cuidan con gusto. El campus Parnassus de UCSF y el Golden Gate Park quedan a una caminata corta, las vistas de Tank Hill están arriba, y el N Judah se detiene en medio de todo. A quién le suele quedar bien A quienes buscan intimidad de pueblo pequeño dentro de la ciudad: hogares de UCSF, locales de toda la vida y compradores que valoran el encanto y la escasez por encima de los metros cuadrados. Tipos de vivienda Principalmente flats eduardianos y casas unifamiliares en cuadras compactas. El inventario es genuinamente escaso; las casas aquí cambian de manos con poca frecuencia. Transporte y trayectos El N Judah en Carl y Cole corre al centro y a la playa, UCSF queda a pie y el borde del parque a unas cuadras. Parques, comida, café y anclas locales Los cafés y restaurantes de Cole Street, el panorama de Tank Hill, Grattan Playground, el estadio Kezar y el extremo este del Golden Gate Park. Consideraciones para compradores La escasez es la condición que define: pocos listados, competencia paciente. Los edificios son de era eduardiana, así que aplican las revisiones habituales de sistemas y cimientos, más el drenaje de ladera en las cuadras que suben hacia Tank Hill y Parnassus. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Si usted es dueño aquí, la escasez trabaja a su favor. Las casas de Cole Valley bien presentadas atraen un interés profundo y emocional; el precio honesto lo convierte. Más en la página de vendedores . Problemas comunes de condición Plomería y electricidad de era eduardiana donde no se renovó, cimientos de ladera y consideraciones de contención en las cuadras altas, y las lecturas estándar de permisos. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Cole Valley. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Cole Valley, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Cole Valley ¿Qué tan pequeño es Cole Valley realmente? Un puñado de cuadras alrededor de Cole y Carl. Esa intimidad es el atractivo, y la razón de que el inventario sea tan escaso. ¿Cole Valley es neblinoso? Moderadamente. Está entre el cinturón de niebla y el centro más soleado, así que ve niebla sin vivir en ella como las avenidas exteriores. ¿Curiosidad por Cole Valley? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Distrito de la Marina, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/marina-district/

Guía de vecindario Vivir en el Distrito de la Marina, San Francisco Cuadras planas, sociales y frente a la bahía entre Fort Mason y el Presidio. Cómo se siente vivir aquí La Marina es el San Francisco que parece no costar esfuerzo: calles planas y caminables, la bahía al final de la cuadra, los restaurantes y tiendas de Chestnut Street y el Palacio de Bellas Artes como telón de fondo. Construida en gran parte sobre relleno después de la exposición de 1915, le dio su nombre a las casas estilo marina que se encuentran por toda la ciudad. Más soleada que el lado oeste, confiablemente ventosa. A quién le suele quedar bien A quienes buscan vida plana, social y caminable con acceso a la bahía y una salida rápida al puente Golden Gate: profesionales jóvenes, personas que reducen casa y familias que valoran la conveniencia. Tipos de vivienda Flats y casas estilo marina de los años 20 y 30, condominios y TICs en edificios de dos a cuatro unidades. La cochera es común; los jardines no. Transporte y trayectos Las líneas 30 y 43, el corredor de Lombard hacia el puente y la 101, y acceso fácil a Crissy Field y el Presidio. Manejar es más práctico aquí que en gran parte de la ciudad. Parques, comida, café y anclas locales Las calles Chestnut y Union, el Marina Green, los muelles y eventos de Fort Mason, el Palacio de Bellas Artes y el frente de agua de Crissy Field. Consideraciones para compradores El punto honesto: gran parte de la Marina está sobre zona de licuefacción mapeada, y el vecindario vio daños reales en 1989. Lea el NHD de cerca, priorice refuerzos sísmicos documentados y, en edificios de 2 a 4 unidades, revise el cumplimiento de piso blando. Con precio y refuerzo correctos, son casas maravillosas; sin examinar, son un riesgo sin precio. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Las casas listas para habitar y reforzadas obtienen primas reales aquí. La documentación del trabajo sísmico es material de marketing; reúnala antes de listar. Más en la página de vendedores . Problemas comunes de condición Comportamiento de cimientos en zona de licuefacción, condiciones de piso blando en edificios de varias unidades y sistemas de los años 20 donde no se renovó. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de el Distrito de la Marina. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de el Distrito de la Marina, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de el Distrito de la Marina ¿La Marina es segura en un sismo? Está en gran parte sobre zona de licuefacción mapeada y vio daños en 1989, que es exactamente por qué el estatus de refuerzo importa más aquí que casi en cualquier parte de la ciudad. Un edificio de la Marina reforzado y bien mantenido y uno sin tocar son perfiles de riesgo distintos. Lea el NHD y pida la documentación. ¿Marina o Cow Hollow? Comparten el estilo de vida de Chestnut y Union. La Marina es más plana y más cercana al agua; Cow Hollow sube el cerro con más victorianas y algo menos de exposición a licuefacción. Podemos caminar ambos en una tarde. ¿Curiosidad por el Distrito de la Marina? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Hayes Valley, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/hayes-valley/

Guía de vecindario Vivir en Hayes Valley, San Francisco Un pueblo central con sentido del diseño alrededor de Patricia's Green, caminable a casi todo. Cómo se siente vivir aquí Hayes Valley es la gran historia de regreso urbano de la ciudad: cuando cayó la autopista Central dañada por el sismo, un pueblo de boutiques y restaurantes creció en su lugar alrededor de Patricia's Green. Es central, consciente del diseño y denso en el mejor sentido, con la Sinfónica, la Ópera y SFJAZZ a una caminata corta al este. A quién le suele quedar bien A maximalistas de la caminabilidad, amantes de la cultura y primeros compradores de condominio que quieren la ciudad en su puerta y cambiarán espacio privado por ella. Tipos de vivienda Una mezcla real: edificios de condominios más nuevos de la era pos-autopista, victorianas y eduardianas convertidas, y flats clásicos. Más inventario gobernado por HOA que en la mayoría de los vecindarios. Transporte y trayectos Muni Metro en Van Ness, varias líneas de superficie, el BART de Civic Center a una caminata y acceso central a las autopistas. Entre los vecindarios mejor conectados de la ciudad. Parques, comida, café y anclas locales Las boutiques y restaurantes de Hayes Street, Patricia's Green, SFJAZZ y el conjunto de artes escénicas, y Alamo Square a una loma de distancia. Consideraciones para compradores En edificios más nuevos, la HOA es la mitad de la compra: reservas, historial de litigios o defectos de construcción y reglas merecen revisión real. El carácter de la calle varía cuadra por cuadra aquí, y el estacionamiento es escaso, así que pese ambos con honestidad. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores El grupo de compradores aquí es consciente del diseño. La presentación mueve la aguja más que en la mayoría de los vecindarios, y los documentos limpios de la HOA evitan dramas en el escrow. Más en la página de vendedores . Problemas comunes de condición Dos perfiles distintos: construcción nueva (salud de la HOA, historial de defectos, aislamiento acústico) e inventario de era victoriana (sistemas, cimientos, permisos). Sepa cuál está evaluando. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Hayes Valley. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Hayes Valley, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Hayes Valley ¿Qué cambió a Hayes Valley? La remoción de la autopista Central dañada por el sismo. El terreno que ocupaba se volvió vivienda y Patricia's Green, y el vecindario se reconstruyó alrededor del comercio caminable. ¿Condominio o flat victoriano en Hayes Valley? Intercambios distintos: los condominios nuevos ofrecen tranquilidad de sistemas con dependencia de la HOA; los flats victorianos ofrecen carácter y espacio con responsabilidades de edificio antiguo. La respuesta correcta depende de su tolerancia a cada una. ¿Curiosidad por Hayes Valley? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Pacific Heights, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/pacific-heights/

Guía de vecindario Vivir en Pacific Heights, San Francisco Casas señoriales, grandes vistas y las compras de Fillmore y Union Street en la ladera norte de la ciudad. Cómo se siente vivir aquí Pacific Heights se asienta en lo alto del lado norte de la ciudad, mirando hacia la bahía, el Golden Gate y Alcatraz. Es una de las direcciones más prestigiosas de San Francisco: calles anchas y tranquilas, casas señoriales y dos de las mejores calles comerciales de la ciudad cuesta abajo. La luz aquí arriba es de las mejores de la ciudad. A quién le suele quedar bien A quienes buscan elegancia, vistas y una ubicación central, y valoran el prestigio establecido y el comercio caminable de alto nivel. Conviene a compradores que suben de categoría, ejecutivos y familias atraídas por las escuelas privadas cercanas. Tipos de vivienda Grandes victorianas y eduardianas, mansiones señoriales independientes, y una amplia oferta de condominios y co-ops de lujo, sobre todo hacia Lower Pacific Heights. Algunas de las casas unifamiliares más grandes de la ciudad están en las cuadras con vista. Transporte y trayectos El 1 California y el 3 Jackson van al centro, el 22 Fillmore corre norte-sur, y el vecindario es lo bastante central como para que muchos trayectos sean cortos. Estacionar es más fácil que en el centro pero apretado en las cuadras prime. Parques, comida, café y anclas locales Las boutiques y cafés de Fillmore Street, las tiendas y restaurantes de Union Street cuesta abajo, Lafayette Park y Alta Plaza Park para áreas verdes y vistas, y la Mansión Spreckels como punto de referencia local. Consideraciones para compradores Muchas casas aquí son grandes y antiguas, así que los sistemas, los cimientos, el refuerzo sísmico y el costo de mantener una casa señorial importan. En condominios y co-ops, la estructura de propiedad y las finanzas del edificio merecen una revisión cuidadosa. Es un mercado de altas apuestas donde la preparación rinde. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Pacific Heights atrae compradores exigentes, a menudo de pago en efectivo o muy calificados. La presentación, las divulgaciones claras y un precio honesto frente a verdaderos comparables importan más que las mejoras cosméticas en casas que ya son sustanciales. Más en la página de vendedores . Problemas comunes de condición Las casas antiguas y grandes traen sistemas viejos, consideraciones de cimientos y sísmicas, y mantenimiento postergado que crece con los metros cuadrados. Co-ops y condominios suman preguntas de finanzas y reservas que conviene mirar de cerca. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Pacific Heights. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Pacific Heights, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Pacific Heights ¿Pacific Heights es solo para compradores de muy alto nivel? Las cuadras con vista están entre las más caras de la ciudad, pero Lower Pacific Heights ofrece condominios y flats más accesibles. El rango es más amplio de lo que sugiere su reputación. ¿Cuál es la diferencia entre Pacific Heights y Lower Pacific Heights? Lower Pac Heights queda al sur, hacia Geary, con más flats, condominios y comercio caminable a un valor relativo. Las cuadras altas guardan las casas señoriales y las grandes vistas. ¿Curiosidad por Pacific Heights? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Russian Hill, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/russian-hill/

Guía de vecindario Vivir en Russian Hill, San Francisco Encanto de cima, cable cars y de las mejores vistas de la ciudad cerca de Polk Street. Cómo se siente vivir aquí Russian Hill se eleva entre North Beach y Polk Street, un rincón empinado, caminable y rico en vistas, famoso por la cuadra sinuosa de Lombard Street. Es encantador y central sin sentirse como el centro: escaleras arboladas, callejones escondidos y panoramas de la bahía desde lo alto. A quién le suele quedar bien A quienes buscan un vecindario central, caminable y con carácter, con vistas y a un paso del centro, North Beach y el frente marítimo, y no les molestan las colinas ni las escaleras. Tipos de vivienda Una mezcla de condominios, co-ops, flats clásicos y un número menor de casas unifamiliares, muchas en lotes empinados o a lo largo de callejones peatonales. Son comunes los edificios de media y pre-guerra. Transporte y trayectos El cable car Powell-Hyde sube justo por aquí, Polk Street lleva varias líneas de autobús y el centro queda a un trayecto corto. Muchos residentes caminan; el estacionamiento es de verdad escaso y muy valorado. Parques, comida, café y anclas locales Los restaurantes y tiendas de Polk Street, las curvas de Lombard Street, el cable car de Hyde Street, Ina Coolbrith Park y las escaleras escondidas, y el acceso fácil a North Beach y el frente marítimo. Consideraciones para compradores Los lotes en ladera, las escaleras y el estacionamiento apretado son parte del trato, así que considere acceso y almacenamiento con honestidad. En flats, co-ops y condominios, revise de cerca la estructura del edificio, las finanzas y cualquier acuerdo de copropiedad. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Los compradores aquí cambian espacio y estacionamiento por vistas, encanto y ubicación. Destaque la luz, el panorama y la caminabilidad, y asegúrese de que los documentos del edificio estén limpios antes de listar. Más en la página de vendedores . Problemas comunes de condición Edificios antiguos en terreno empinado: cimientos, drenaje, estructuras de contención y la condición de escaleras y terrazas merecen atención. Las finanzas de co-ops y condominios importan tanto como la unidad misma. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Russian Hill. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Russian Hill, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Russian Hill ¿De verdad es tan difícil estacionar en Russian Hill? Sí. Muchos edificios no tienen estacionamiento y la calle es competitiva. Un espacio con escritura agrega valor real y conviene priorizarlo si maneja. ¿Russian Hill es caminable día a día? Mucho, si no le molestan las colinas. Polk Street cubre casi todos los mandados y North Beach y el frente marítimo quedan cerca, pero las pendientes son reales. ¿Curiosidad por Russian Hill? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Lake Street, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/lake-street/

Guía de vecindario Vivir en Lake Street, San Francisco Un corredor arbolado y prestigioso por el borde norte del Richmond, contra el Presidio. Cómo se siente vivir aquí Lake Street corre por el borde norte del Richmond, justo contra el Presidio. Es uno de los tramos más prestigiosos y arbolados del lado oeste: calles anchas y tranquilas, casas elegantes y los senderos del Presidio prácticamente en la puerta. Tiene la calma del Richmond con un aire más establecido y de mayor categoría. A quién le suele quedar bien A quienes buscan un entorno tranquilo, verde y familiar, con acceso al Presidio y la conveniencia clásica del Richmond, un escalón por encima de las avenidas al sur. Tipos de vivienda Casas unifamiliares más grandes, flats elegantes y eduardianas en lotes generosos, en general más sustanciales que las casas más adentro del Richmond. El inventario es limitado y mantiene su valor. Transporte y trayectos El 1 California recorre el corredor hacia el centro, el Presidio es caminable y manejar al puente o a Marin es rápido. Una ubicación práctica para los estándares del lado oeste. Parques, comida, café y anclas locales Los senderos y bosques del Presidio justo al norte, Mountain Lake Park, la comida y tiendas de Clement y California Street cerca, y el acceso rápido al Golden Gate Bridge. Consideraciones para compradores Suelen ser casas más grandes y antiguas, así que los sistemas, los cimientos y el mantenimiento crecen en consecuencia. La niebla y la cercanía al Presidio moldean la luz y la exposición cuadra por cuadra, y el inventario es escaso, así que esté listo para actuar cuando aparezca la casa correcta. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Lake Street atrae compradores que valoran el espacio, la tranquilidad y el Presidio. Las divulgaciones limpias y la preparación sensata importan, y fijar un precio honesto frente a comparables limitados es clave en una zona de poca rotación. Más en la página de vendedores . Problemas comunes de condición Las casas más antiguas y grandes traen sistemas y cimientos viejos; revise el drenaje en lotes que caen hacia el Presidio y pondere el mantenimiento exterior dadas la niebla y la arboleda. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Lake Street. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Lake Street, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Lake Street ¿Lake Street es parte del Distrito de Richmond? Sí, es el borde norte del Richmond, contra el Presidio. Suele sentirse más establecido y arbolado que las avenidas al sur. ¿Cuál es el atractivo de vivir junto al Presidio? Acceso inmediato a senderos, bosque y espacio abierto, más un trayecto rápido al Golden Gate Bridge. Para muchos compradores, ese borde verde es todo el punto. ¿Curiosidad por Lake Street? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Sea Cliff, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/sea-cliff/

Guía de vecindario Vivir en Sea Cliff, San Francisco Un enclave costero exclusivo de casas grandes sobre el Pacífico, cerca de Baker y China Beach. Cómo se siente vivir aquí Sea Cliff es un enclave pequeño y exclusivo entre el Presidio y Lands End, sobre los acantilados del Pacífico. Es tranquilo, privado y dramático: casas grandes en lotes amplios, vistas al océano y al Golden Gate, y playas a poca distancia. La niebla y el viento son reales aquí, igual que la sensación de estar apartado del resto de la ciudad. A quién le suele quedar bien A quienes buscan privacidad, espacio y cercanía a la costa y al Presidio, y dan prioridad a un entorno tranquilo y establecido por encima del comercio caminable. Tipos de vivienda Predominan las casas unifamiliares grandes, muchas en estilos mediterráneo y de revival de época en lotes generosos. El inventario es escaso y la rotación es baja, así que las oportunidades son raras. Transporte y trayectos Es un vecindario orientado al auto; el 1 California y el 18 quedan cerca pero con poco servicio. El Presidio, los senderos de Lands End y el acceso al puente quedan cerca en auto o a pie. Parques, comida, café y anclas locales China Beach y Baker Beach para la costa, los senderos de Lands End justo al oeste, el Presidio al este, y el museo Legion of Honor cerca, en Lincoln Park. Consideraciones para compradores La exposición costera es lo principal: el aire salino, el viento y la pendiente hacen que los cimientos, el drenaje, las estructuras de contención, las ventanas y el mantenimiento exterior sean especialmente importantes. Son casas grandes y a menudo antiguas, así que presupueste el mantenimiento e inspeccione con cuidado los lotes junto al acantilado. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Sea Cliff atrae a un grupo de compradores estrecho y bien calificado que busca privacidad y vistas. Atienda el desgaste exterior por clima, documente cualquier trabajo de pendiente o drenaje, y fije el precio frente a los comparables raros y desiguales del vecindario. Más en la página de vendedores . Problemas comunes de condición El aire salino y la pendiente costera aceleran el desgaste y elevan lo que está en juego en cimientos, drenaje y muros de contención. Las casas señoriales antiguas también traen sistemas viejos que conviene evaluar a fondo. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Sea Cliff. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Sea Cliff, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Sea Cliff ¿Qué tan neblinoso y ventoso es Sea Cliff? Bastante, dada su posición costera expuesta. Muchos compradores lo consideran un intercambio justo por la privacidad y las vistas, pero es un factor de estilo de vida real. ¿Por qué se siente tan limitado el inventario en Sea Cliff? Es un enclave pequeño donde los dueños suelen quedarse mucho tiempo, así que pocas casas salen al mercado en un año dado. La paciencia es parte de comprar aquí. ¿Curiosidad por Sea Cliff? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Jordan Park y Laurel Heights, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/jordan-park-laurel-heights/

Guía de vecindario Vivir en Jordan Park y Laurel Heights, San Francisco Cuadras elegantes y planeadas de casas independientes entre Presidio Heights y el Richmond. Cómo se siente vivir aquí Jordan Park y Laurel Heights quedan entre Presidio Heights y el Richmond, un rincón de cuadras elegantes y planeadas temprano, con casas independientes, árboles maduros en las calles y una calma residencial. El clima es más templado y a menudo más soleado que las avenidas al oeste, y la ubicación es central sin sentirse concurrida. A quién le suele quedar bien A quienes buscan casas independientes y elegantes y un entorno tranquilo y establecido con acceso central, y valoran un microclima más templado que el Richmond más profundo. Tipos de vivienda Casas unifamiliares independientes, muchas en estilos de revival de época y mediterráneo en lotes planeados, más algunos flats y condominios hacia el borde de California Street. Casas sustanciales con un aspecto cohesivo. Transporte y trayectos El 1 California y el 33 Ashbury sirven la zona, el 43 Masonic corre norte-sur, y tanto el centro como el Presidio quedan cerca. Una ubicación práctica y central. Parques, comida, café y anclas locales Las tiendas y servicios de California Street y Laurel Village, el sitio cercano de UCSF Laurel Heights, el acceso al Presidio al norte, y la comida del Richmond justo al oeste. Consideraciones para compradores Suelen ser casas independientes más grandes y antiguas, así que los sistemas, los cimientos y el mantenimiento crecen con la casa. El inventario es limitado y codiciado, así que tener claros el presupuesto y las prioridades ayuda a actuar cuando algo aparece. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores El grupo de compradores valora la arquitectura, la tranquilidad y la ubicación central. La presentación y las divulgaciones limpias importan, y el precio debe reflejar los comparables limitados y a menudo premium de la zona. Más en la página de vendedores . Problemas comunes de condición Las casas independientes antiguas traen sistemas y cimientos viejos; las actualizaciones sísmicas y eléctricas en casas de época son consideraciones comunes, igual que el mantenimiento postergado en casas grandes. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Jordan Park y Laurel Heights. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Jordan Park y Laurel Heights, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Jordan Park y Laurel Heights ¿Dónde quedan exactamente Jordan Park y Laurel Heights? Entre Presidio Heights y el Richmond, más o menos alrededor de California Street al oeste de Presidio Heights. Jordan Park es el rincón residencial planeado; Laurel Heights envuelve el borde comercial cercano. ¿Es más soleado aquí que en el resto del Richmond? A menudo, sí. Por estar más tierra adentro y un poco más alto, suele recibir más sol que las avenidas más neblinosas cerca del océano. ¿Curiosidad por Jordan Park y Laurel Heights? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Lone Mountain, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/lone-mountain/

Guía de vecindario Vivir en Lone Mountain, San Francisco Una colina residencial alrededor de USF en el centro-oeste de San Francisco, con vistas y aire de campus. Cómo se siente vivir aquí Lone Mountain es una colina residencial en el centro-oeste de San Francisco, construida alrededor del campus de la Universidad de San Francisco. Es un vecindario más tranquilo y arbolado, con vistas desde las cuadras altas, una mezcla de estudiantes y residentes de toda la vida, y acceso fácil al Richmond, NoPa y el Inner Sunset. A quién le suele quedar bien A quienes buscan una ubicación central y residencial del lado oeste cerca de una universidad, con valor razonable y buen acceso a varios vecindarios, parques y transporte. Tipos de vivienda Eduardianas, flats clásicos, casas unifamiliares y algunos edificios de varias unidades, sobre todo cerca de USF. La influencia del campus implica un componente de renta importante en partes de la zona. Transporte y trayectos El 31 Balboa y el 38 Geary quedan a poca distancia a pie, el 5 Fulton bordea el parque, y el vecindario es lo bastante central como para llegar pronto a gran parte de la ciudad. Transporte práctico para los estándares del lado oeste. Parques, comida, café y anclas locales El campus de la Universidad de San Francisco, Rossi Playground y la alberca, la comida y tiendas de Geary y Clement cerca, y el acceso rápido al Golden Gate Park y al Panhandle. Consideraciones para compradores Cerca de USF, considere la dinámica de renta y las consideraciones de inquilinos en edificios de varias unidades, y revise los permisos de cualquier espacio convertido. Las pendientes de la colina afectan el estacionamiento y el acceso, y las casas antiguas traen las preguntas usuales de sistemas y cimientos. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Lone Mountain atrae tanto a quienes lo habitan como a pequeños inversionistas. Las divulgaciones limpias y un historial de permisos claro importan, y los dueños de varias unidades deben sopesar tiempos y factores de inquilinos. Más en la página de vendedores . Problemas comunes de condición Flats y edificios antiguos de varias unidades: sistemas envejecidos, estructuras compartidas y el historial de permisos de conversiones pasadas merecen una mirada de cerca, junto con los cimientos en las pendientes de la colina. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Lone Mountain. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Lone Mountain, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Lone Mountain ¿Lone Mountain es solo vivienda estudiantil? No. Hay una presencia de renta real cerca de USF, pero el vecindario también tiene casas habitadas por sus dueños y residentes de toda la vida en sus cuadras más tranquilas. ¿Qué tan central es Lone Mountain? Bastante central para el lado oeste, con acceso rápido al Richmond, NoPa, el Inner Sunset y el Golden Gate Park. Ese alcance es gran parte del atractivo. ¿Curiosidad por Lone Mountain? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Golden Gate Heights, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/golden-gate-heights/

Guía de vecindario Vivir en Golden Gate Heights, San Francisco Un enclave montañoso sobre el Sunset, conocido por sus vistas panorámicas y escaleras de mosaico. Cómo se siente vivir aquí Golden Gate Heights se asienta en las colinas sobre el Sunset, un enclave tranquilo y sinuoso famoso por sus vistas panorámicas y las escaleras de mosaico que suben sus laderas. Las cuadras altas pueden quedar por encima de la niebla, con panoramas del océano y la ciudad, y toda la zona se siente apartada pese a estar a minutos del Inner Sunset. A quién le suele quedar bien A quienes buscan vistas, tranquilidad y una sensación de retiro, y no les molestan las colinas ni un ritmo diario más orientado al auto a cambio del panorama. Tipos de vivienda Una mezcla de casas de media-siglo y a medida, muchas unifamiliares en lotes de ladera, con un buen número construidas o remodeladas para captar las vistas. Los lotes y las pendientes varían mucho de cuadra en cuadra. Transporte y trayectos Es un rincón montañoso y orientado al auto; el N Judah y las líneas de autobús del Inner Sunset quedan cuesta abajo, y el Golden Gate Park está cerca. Muchos residentes manejan para los mandados diarios. Parques, comida, café y anclas locales Grand View Park y las escaleras de mosaico de la 16th Avenue, Hawk Hill y los miradores del vecindario, y los restaurantes y tiendas del Inner Sunset justo cuesta abajo. Consideraciones para compradores Los lotes de ladera ponen el foco en cimientos, muros de contención y drenaje, y las primas por vista varían mucho según el panorama y la exposición. Confirme qué vistas están protegidas y pondere con honestidad el acceso orientado al auto frente al entorno. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores La vista y el panorama impulsan el valor aquí, así que aproveche al máximo la luz y el mirador en la presentación. Documente cualquier trabajo de pendiente, cimientos o contención, y fije el precio según la vista específica de cada casa. Más en la página de vendedores . Problemas comunes de condición Construir en ladera trae consideraciones de cimientos, muros de contención y drenaje, y las casas que suben o se proyectan sobre la pendiente merecen una revisión estructural cuidadosa. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Golden Gate Heights. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Golden Gate Heights, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Golden Gate Heights ¿De verdad Golden Gate Heights queda por encima de la niebla? Las cuadras altas a menudo sí, captando sol y vistas cuando las avenidas de abajo están grises. Varía con la elevación y el día, pero el efecto es real. ¿Están protegidas las vistas? No automáticamente. La protección de vistas depende de la zonificación, la topografía y lo que podría construirse o crecer cerca, así que conviene confirmarlo para cada casa específica. ¿Curiosidad por Golden Gate Heights? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Inner Parkside, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/inner-parkside/

Guía de vecindario Vivir en Inner Parkside, San Francisco Avenidas tranquilas y familiares entre el Sunset y West Portal, cerca de Stern Grove. Cómo se siente vivir aquí Inner Parkside queda en la parte sur del gran Sunset, una retícula tranquila de avenidas entre el corazón del Sunset y West Portal. Es residencial y familiar, con hileras clásicas de casas unifamiliares y un ritmo fácil y sin prisa. La niebla es parte de la vida, aunque cede un poco al ir tierra adentro hacia West Portal. A quién le suele quedar bien A quienes buscan un vecindario familiar, tranquilo y accesible para los estándares del lado oeste, con buen transporte y acceso rápido a parques, la calle principal de West Portal y las autopistas al sur. Tipos de vivienda Predominan las casas unifamiliares, muchas en los estilos Doelger y marina con garaje debajo, en una retícula regular de avenidas. Vivienda familiar sólida y práctica. Transporte y trayectos El L Taraval va al centro por el túnel de Twin Peaks, la 19th Avenue da una ruta rápida a las autopistas y el puente, y las líneas de West Portal quedan cerca. Buen transporte para el lado oeste. Parques, comida, café y anclas locales Stern Grove y sus conciertos de verano cerca, las tiendas y restaurantes de West Portal a poca distancia, y el acceso rápido a las calles comerciales del Sunset y al parque. Consideraciones para compradores La niebla y el viento costeros hacen que el mantenimiento exterior, las ventanas y los techos merezcan atención, y muchas casas tienen garajes debajo y cuartos agregados abajo que pueden necesitar revisión de permisos. Confirme la luz y la exposición, que varían por cuadra. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Inner Parkside atrae a familias y compradores que cuidan el valor. Atienda el desgaste exterior por clima, aclare cualquier espacio de abajo con o sin permiso, y fije el precio según el carácter práctico y vivible del vecindario. Más en la página de vendedores . Problemas comunes de condición Las casas de la era Doelger suelen traer conversiones de garaje debajo, sistemas viejos y desgaste por clima en los exteriores. El historial de permisos de los cuartos de abajo es una consideración frecuente. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Inner Parkside. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Inner Parkside, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Inner Parkside ¿En qué se diferencia Inner Parkside del Outer Sunset? Queda más tierra adentro y un poco al sur, así que la niebla tiende a ceder un poco y la calle principal y el transporte de West Portal quedan más cerca. La vivienda es similar, de la era Doelger. ¿Inner Parkside es bueno para familias? A muchas familias les gusta por las calles tranquilas, las casas unifamiliares, el transporte y la cercanía a Stern Grove y West Portal. El ajuste depende de sus necesidades, como siempre. ¿Curiosidad por Inner Parkside? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Outer Parkside, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/outer-parkside/

Guía de vecindario Vivir en Outer Parkside, San Francisco Avenidas neblinosas y tranquilas cerca del océano y el Zoológico de SF, con casas Doelger clásicas y valor. Cómo se siente vivir aquí Outer Parkside corre hacia el borde oeste de la ciudad, cerca del Zoológico de SF y el extremo sur de Ocean Beach. Es de las partes más tranquilas, neblinosas y accesibles del lado oeste: avenidas ordenadas de casas unifamiliares clásicas, aire de océano y una calma genuinamente residencial. A quién le suele quedar bien A quienes buscan espacio, tranquilidad, cercanía al océano y más casa por su dinero, y no les molestan la niebla densa ni un trayecto más largo al centro. Tipos de vivienda Predominan las casas unifamiliares en los estilos Doelger y marina, muchas con garajes y cuartos debajo, en una retícula regular de avenidas. De la vivienda más accesible del lado oeste. Transporte y trayectos El L Taraval va al centro por el túnel de Twin Peaks pero toma tiempo desde tan al oeste, y muchos residentes manejan. El Great Highway, Ocean Beach y el zoológico quedan ahí mismo. Parques, comida, café y anclas locales El Zoológico de San Francisco, el extremo sur de Ocean Beach y el Great Highway, Stern Grove un poco tierra adentro, y las tiendas a lo largo de Taraval y hacia el Parkside. Consideraciones para compradores Es el borde más neblinoso y ventoso de la ciudad, así que las ventanas, los techos y el mantenimiento exterior importan mucho, y conviene revisar el drenaje en lotes que dan al oeste. Pondere el trayecto con honestidad frente al espacio y el valor. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Outer Parkside atrae compradores que buscan valor y tranquilidad cerca de la costa. Atienda el desgaste exterior por clima antes de listar, aclare cualquier espacio de abajo, y fije el precio reflejando el intercambio del trayecto y la niebla. Más en la página de vendedores . Problemas comunes de condición La fuerte exposición costera acelera el desgaste en techos, ventanas y exteriores. Las casas de la era Doelger también traen conversiones debajo y sistemas viejos que conviene evaluar. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Outer Parkside. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Outer Parkside, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Outer Parkside ¿Outer Parkside es buen valor? A menudo es de las partes más accesibles del lado oeste, con más espacio por su dinero. Los intercambios son la niebla densa, el viento y un trayecto más largo al centro. ¿Qué tan lejos es el trayecto desde Outer Parkside? Es de los trayectos más largos del lado oeste al centro. Muchos residentes manejan o combinan el L Taraval con otras opciones, y lo consideramos tanto en estilo de vida como en reventa. ¿Curiosidad por Outer Parkside? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Mission District, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/mission-district/

Guía de vecindario Vivir en Mission District, San Francisco El corazón cultural vibrante y soleado de la ciudad, rico en comida, murales y vida en Dolores Park. Cómo se siente vivir aquí El Mission es uno de los vecindarios más vibrantes y centrales de San Francisco, y de los más soleados, al quedar en el cinturón cálido de la ciudad. Es de capas y enérgico: raíces latinas profundas y décadas de cultura junto a una ola de nuevos restaurantes y residentes, comida de clase mundial, murales en las calles laterales y Dolores Park como punto de encuentro de toda la ciudad. A quién le suele quedar bien A quienes buscan energía, cultura, comida, sol y transporte fuerte, y prosperan en un vecindario denso, urbano y caminable, no en uno tranquilo y residencial. Tipos de vivienda Una mezcla amplia: victorianas y eduardianas, flats clásicos, edificios de dos a cuatro unidades, condominios nuevos y TICs. Hay un gran componente de renta y de control de renta, que moldea el mercado de venta e importa mucho para inversionistas. Transporte y trayectos Dos estaciones de BART en las calles 16 y 24, una densa red de líneas Muni, y acceso rápido a la 101 y la 280 lo hacen uno de los vecindarios mejor conectados de la ciudad. Muchos residentes no necesitan auto. Parques, comida, café y anclas locales Dolores Park, las taquerías y restaurantes de Mission, Valencia y la calle 24, los murales de Balmy y Clarion Alley, y una amplia oferta de panaderías, bares e instituciones culturales. Consideraciones para compradores Gran parte de la vivienda es antigua y de varias unidades, así que los sistemas del edificio, los cimientos y el historial de permisos importan, y el control de renta y el estatus de inquilino son centrales en cualquier edificio con rentas. En condominios y TICs, estudie con cuidado la estructura de propiedad y los acuerdos de copropietarios o HOA, y consulte a un abogado calificado. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores El Mission atrae un grupo de compradores amplio y motivado. Las divulgaciones limpias, una presentación inteligente y la claridad sobre el estatus de inquilino y control de renta importan, y los dueños de varias unidades deben planear con cuidado los tiempos y las consideraciones de inquilinos. Más en la página de vendedores . Problemas comunes de condición Las victorianas, flats y edificios antiguos de varias unidades traen plomería y electricidad envejecidas, preguntas de cimientos y sísmicas, y el historial de permisos de conversiones pasadas, todo digno de una mirada de cerca. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Mission District. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Mission District, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Mission District ¿Por qué el Mission es mucho más soleado que el resto de la ciudad? Queda en el cinturón cálido de San Francisco, protegido de lo peor de la niebla costera por las colinas al oeste. El microclima es un atractivo real y muy conocido. ¿El Mission es bueno para pequeños inversionistas? Puede serlo, dado el inventario de varias unidades, pero el control de renta, el estatus de inquilino y la condición pesan mucho. Vea la página de pequeños inversionistas y consulte a un abogado calificado. ¿Curiosidad por Mission District? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Vecindario Mission Dolores, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/mission-dolores/

Guía de vecindario Vivir en Mission Dolores, San Francisco Un rincón tranquilo y con palmeras del Mission alrededor de Dolores Park y la basílica histórica. Cómo se siente vivir aquí Mission Dolores es el borde más tranquilo y residencial del Mission, reunido alrededor de Dolores Park, el tramo de palmeras de Dolores Street y la histórica Misión San Francisco de Asís que le da nombre. Combina el sol y la energía central del Mission con un aire más calmado y arbolado. A quién le suele quedar bien A quienes buscan la calidez, la comida y la ubicación central del Mission con un entorno un poco más tranquilo y residencial, y acceso fácil a Dolores Park y el Castro. Tipos de vivienda Elegantes victorianas y eduardianas, flats clásicos y condominios, con algunos edificios de dos a cuatro unidades. Una mezcla de casas con carácter e inventario gobernado por HOA, a menudo en cuadras arboladas. Transporte y trayectos El J Church corre junto a Dolores Park hacia el centro, las estaciones de BART de las calles 16 y 24 quedan a poca distancia, y el vecindario es central y bien conectado. Muchos trayectos son fáciles sin auto. Parques, comida, café y anclas locales Dolores Park, la basílica de Mission Dolores, las palmeras de Dolores Street, y la comida y tiendas del Mission, el Castro y Valencia Street, todo a la mano. Consideraciones para compradores Las victorianas y flats antiguos traen consideraciones de sistemas, cimientos y permisos, y en condominios y edificios pequeños la estructura de propiedad y las finanzas merecen revisión. La cercanía a Dolores Park es un impulsor de valor y un factor de actividad que conviene sopesar. Para el método completo, vea cómo ayudo a compradores . Consideraciones para vendedores Mission Dolores atrae compradores que quieren carácter, sol y Dolores Park cerca. Las divulgaciones limpias y una presentación cuidada importan, y el precio debe reflejar la mezcla específica de la cuadra entre casas con carácter y condominios. Más en la página de vendedores . Problemas comunes de condición El inventario antiguo victoriano y eduardiano trae sistemas, cimientos y consideraciones sísmicas envejecidos, más el historial de permisos de cualquier conversión. Las finanzas de condominio merecen una mirada cuidadosa. Aquí es donde ayuda mi formación en construcción. Paulo's Pulse App Vea las cifras actuales de Mission Dolores. Mediana de precio, venta sobre lista, días en mercado y porcentaje sobre el precio de lista de Mission Dolores, directo de los datos gobernados del MLS y actualizado cada semana. ¿Prefiere una lectura personal? Pregúnteme . Abrir Pulse On Today's Market → Preguntas frecuentes de Mission Dolores ¿Mission Dolores es lo mismo que el Mission? Es un rincón más tranquilo y residencial dentro del gran Mission, centrado en Dolores Park y la basílica. Comparte el sol y la ubicación central del Mission con un aire más calmado. ¿Vivir junto a Dolores Park es una ventaja o una desventaja? Ambas, según usted. Es una amenidad maravillosa y un impulsor de valor, pero el parque atrae multitudes y actividad en los días soleados, lo que conviene considerar cuadra por cuadra. ¿Curiosidad por Mission Dolores? Hablemos de si encaja con lo que usted busca, y de qué vigilar aquí. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Cómo Leo el Mercado de San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/como-leo-el-mercado-de-san-francisco/

Notas del Mercado Cómo leo el mercado de San Francisco El método detrás de las cifras que publico: qué confío, qué descuento, cómo separo lo que los datos miden de lo que solamente creo, y qué hago cuando la muestra es demasiado pequeña para afirmar algo. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en agosto de 2026 Publico bastantes datos del mercado de San Francisco. Esta página trata del razonamiento que hay debajo, porque un número sin método es apenas un número que le da la razón a quien lo cita. Si usted va a apoyarse en mi lectura, conviene que sepa cómo se hace y dónde creo que deja de ser confiable. 1. La cifra de toda la ciudad casi nunca es su cifra Que la mediana suba o baje unos puntos en San Francisco le dice muy poco sobre lo que pasará en su cuadra. Esta es una ciudad de micromercados, y la distancia entre ellos suele ser más grande que el cambio interanual que todos reportan. En un periodo reciente, el distrito de casas más fuerte cerró con una mediana muy por encima de sus precios de lista mientras varios segmentos de condominios se vendían al precio pedido o por debajo, en las mismas semanas. La misma ciudad, el mismo mes, mercados opuestos. Así que lo primero que hago con cualquier titular es negarme a aplicárselo a usted. La pregunta relevante no es qué hizo San Francisco. Es qué hizo su tipo de propiedad, en su distrito, en su rango de precio. 2. Tipo de propiedad antes que vecindario La gente ordena el mercado por vecindario de forma instintiva. Yo lo ordeno primero por tipo de propiedad, porque las casas, los condominios y los TIC llevan más de un año comportándose como tres mercados distintos, y la brecha entre ellos es lo más amplio en los datos locales. Un comprador que compara un condominio con una casa al mismo precio pedido no está comparando lo mismo, y tampoco lo hace un vendedor que fija el precio de un condominio contra un titular de casas. Solo después del tipo de propiedad entran el vecindario y luego el rango de precio a afinar el panorama. 3. Medianas, no promedios, y le digo cuál Reporto medianas en casi todo. En una ciudad con ventas trofeo, los promedios son una manera de dejar que un puñado de cierres hable por todo un distrito. Una sola venta a varias veces la norma local puede mover un promedio y no decirle nada cierto. Las medianas son más aburridas y más honestas. Donde uso otra cosa, lo digo. 4. La relación de venta a lista mide dos cosas distintas, y no voy a fingir lo contrario "Vendido sobre lo pedido" es la cifra más citada y menos entendida de este mercado. Mezcla competencia real con estrategia de precio, y en San Francisco la segunda hace buena parte del trabajo. Listar deliberadamente por debajo del número esperado para atraer una multitud es una táctica antigua, legal y común aquí, más fuerte en distritos de casas de precio medio. Se ve directo en los datos. En un año reciente, las medianas de precio de lista subieron poco mientras las medianas de precio de venta subieron varias veces más rápido. Los precios de lista se quedaron anclados mientras el mercado corría, y el espacio entre ambos es exactamente lo que se reporta como "sobre lo pedido". La demanda es real. El tamaño del porcentaje es, en parte importante, una decisión de listado. Cualquier lectura que trate a las dos como la misma cosa está exagerando lo que sabe. 5. La calidad del dato describe la muestra, no el mercado Esta es la disciplina en la que soy más terco. Cada cifra que publico lleva una idea de cuántos datos la respaldan, y uso palabras simples: robusta, direccional, delgada, escasa. Esas palabras describen el tamaño y la confianza de la muestra. No son un veredicto sobre si el mercado está fuerte o débil. Una muestra delgada en un vecindario caliente sigue siendo delgada. Mi regla de trabajo es que un segmento con menos de unas diez ventas cerradas en doce meses no puede sostener una afirmación con confianza. Igual le muestro lo que dice. No construyo una estrategia sobre eso, y se lo digo. 6. Comparaciones de temporada equivalente, o ninguna Comparar este mes con el anterior en un mercado estacional produce tonterías dichas con mucha seguridad. Cuando comparo un periodo entre años, igualo la ventana: el mismo tramo del calendario este año contra el mismo tramo el año pasado y, cuando la pregunta lo merece, contra el mismo tramo de cada año desde 2016. Una ventana de noventa días de primavera corre más caliente que un año completo por construcción, y lo digo en la página en vez de dejar que el número insinúe más de lo que se ganó. 7. Hecho, interpretación y supuesto van etiquetados por separado Mantengo tres columnas separadas en mi cabeza y en lo que publico. Lo que los datos miden. Lo que creo que significa. Lo que estoy suponiendo para llegar ahí. El ejemplo más claro es la idea de que los compradores desplazados de un vecindario generan presión medible en el de al lado. Los agentes lo vemos pasar todo el tiempo. La MLS todavía no puede distinguir al comprador que siempre quiso el Sunset del que se rindió con Noe Valley. Así que cuando trazo esa conexión la etiqueto como observada, no medida, y la dejo como línea punteada. Cuando pasa a ser algo que los datos cerrados sí pueden mostrar, también lo digo, y muestro las ventas. Si alguna vez lee algo mío y no puede distinguir cuál de las tres está viendo, la falla es mía y me gustaría saberlo. 8. Voy más a fondo donde el reporte se detiene Los reportes nacionales y de correduría son genuinamente buenos para la vista de arriba hacia abajo. No están hechos para decirle qué pasó en once cuadras específicas. Mi trabajo empieza donde termina el suyo: tomo una afirmación publicada, saco los mismos cierres de la MLS y miro qué hay dentro del número. Muchas veces se sostiene y gana textura. A veces resulta ser más estrecha de lo que sugiere el titular, o estar movida por un efecto de composición que nadie nombró. Cuando difiero de una fuente, muestro mi aritmética y cito la suya. Cuando su cifra y la mía difieren por un pelo, digo que la diferencia no importa en lugar de fabricar una controversia. 9. La pregunta que hace más fácil todo lo demás Antes de cualquier análisis, trato de encontrar la única cosa que, una vez clara, vuelve todo lo demás más simple o innecesario. Para un vendedor casi nunca es "cuánto vale mi casa". Es qué tiene que lograr la venta, y si la venta lo logra. Para un comprador rara vez es "es buen momento para comprar". Es qué tiene que resolver realmente la casa correcta. Casi todo el ruido de una decisión inmobiliaria viene de responder con mucha precisión una pregunta pequeña mientras la grande sigue borrosa. Los datos de mercado son excelentes para la pequeña. No ayudan nada con la grande, y prefiero dedicar ahí la primera conversación. 10. Ayudar primero, incluso cuando la respuesta es no hacer nada A veces la lectura honesta es conservar, rentar, esperar, o arreglar lo que de verdad le molesta de la casa que ya tiene. Se lo voy a decir, y me cuesta operaciones con la frecuencia suficiente como para saber que lo digo en serio. Una recomendación cuyo razonamiento yo no querría que usted viera no es una recomendación, es una venta. El filtro que aplico a mi propio consejo es simple: ¿estaría cómodo si usted pudiera ver toda mi intención detrás? Si no, no se dice. De dónde vienen las cifras De ventas cerradas de la MLS de San Francisco, procesadas por mi propio motor de datos y publicadas primero en las ediciones del POTM Blog, cada una con su fecha de corte. La versión interactiva está en Pulso de Paulo , mi laboratorio de investigación, y en inglés en Paulo's Pulse . Los datos se consideran confiables pero no están garantizados y pueden corregirse o revisarse. Las correcciones se publican, no se editan en silencio. Lo que soy es un agente de bienes raíces con formación de ingeniero y la vieja costumbre de revisar la aritmética. Lo que no soy es abogado, prestamista, inspector, tasador ni asesor fiscal. Cuando una pregunta le pertenece a alguno de ellos, se lo digo y le ayudo a encontrar al indicado. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave La mediana de toda la ciudad casi nunca es la cifra que debería guiar su decisión. Primero el tipo de propiedad, después el vecindario, después el rango de precio. Casas, condominios y TIC son tres mercados. La relación de venta a lista mezcla competencia real con estrategia de precio. Tratarlas como una sola cosa exagera lo que cualquiera sabe. Las palabras de calidad del dato describen la muestra, no el mercado. Con menos de unas diez ventas al año, le muestro la cifra y me niego a construir sobre ella. Hecho, interpretación y supuesto van etiquetados por separado. Observado no es lo mismo que medido. A veces la respuesta honesta es no hacer nada, y debería escucharlo de mí. Lectura relacionada Los temas: las grandes preguntas respondidas por completo Las ediciones del POTM Blog Pulso de Paulo, el laboratorio de investigación ¿Vender o rentar? Sobre Paulo ¿Quiere esto aplicado a su cuadra y su presupuesto? Las medianas de la ciudad no compran casas. Dígame qué está considerando y le doy la lectura de su situación. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Cómo Leer las Divulgaciones en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/como-leer-las-divulgaciones-en-san-francisco/

Guías para Compradores Cómo leer las divulgaciones en San Francisco Los paquetes de divulgaciones de San Francisco son gruesos por una razón. Esto es lo que traen y dónde vale la pena detenerse. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 En San Francisco, los vendedores normalmente entregan un paquete de divulgaciones sustancial, a menudo de varios cientos de páginas, antes de que usted escriba una oferta. Puede sentirse abrumador, pero es una de las herramientas más valiosas que tiene un comprador. En el paquete vive la historia real de la propiedad. Así leo uno con mis clientes. Lo que normalmente trae La mayoría de los paquetes incluye alguna combinación de declaraciones del vendedor, una divulgación de riesgos naturales, un reporte preliminar de título, reportes de inspección de plagas y de contratista o inspección general, cualquier reporte que el vendedor haya encargado, el historial de permisos y, en condominios y TICs, los documentos y finanzas de la HOA o de la copropiedad. Lea primero las inspecciones Empiezo por los reportes de inspección, porque ahí aparece la condición. Busque notas sobre los cimientos, el drenaje, el techo, la electricidad, la plomería y cualquier señal de intrusión de agua. Una lista larga de detalles menores es normal en una casa antigua de San Francisco; lo que importa es el patrón y los temas de costo mayor. Historial de permisos y trabajo sin permiso Preste mucha atención a ampliaciones, conversiones de cochera y cuartos extra. El trabajo hecho sin permisos es común aquí y no descarta una compra automáticamente, pero afecta el valor, la asegurabilidad y su riesgo. Lo pesamos con deliberación. Documentos de condominio y TIC En propiedades de propiedad compartida, las finanzas de la HOA o de la copropiedad importan tanto como la unidad. Reviso las reservas, cualquier cuota extraordinaria pendiente o rumorada, las reglas y la historia del edificio. Una gran unidad en un edificio mal administrado sigue siendo un problema. Señales de alerta que ameritan una pausa Trabajo estructural sin permiso, notas repetidas de agua o drenaje, movimiento de cimientos, un techo envejecido y cuotas extraordinarias grandes en el horizonte merecen una mirada más cercana, a veces una inspección adicional. Ninguna mata el trato necesariamente; cambian el precio, los términos o el plan. Cómo ayuda mi formación Mi experiencia en construcción y administración de propiedades significa que leo estos reportes pensando en lo que le costará ser dueño durante una década, no solo en cerrar la transacción. Esa es la diferencia entre un cierre limpio y una sorpresa cara. ¿Quién puede ayudarle a evaluar un paquete de divulgaciones en San Francisco? Tres tipos de profesionales, y la mezcla correcta depende de lo que muestre el paquete. Su agente comprador debe ser la primera lectura: ve cientos de estos paquetes, sabe qué es normal para el vecindario y la época del edificio, y puede decirle qué hallazgos cambian el precio, los términos o el plan. Hago esta revisión con cada comprador que represento, y mi formación en construcción e ingeniería es más útil exactamente aquí, en los reportes de inspección y el historial de permisos. Un inspector especialista (cimientos, drenaje, techo) es la segunda llamada cuando un reporte plantea una pregunta específica. Y un abogado de bienes raíces es la adición correcta cuando el paquete revela temas legales: excepciones de título, trabajo estructural sin permiso que usted heredaría, o declaraciones inusuales del vendedor. No soy abogado ni inspector, y parte de una buena primera lectura es saber cuándo traerlos. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Los paquetes de divulgaciones de SF son grandes, pero son su mejor ventana a la condición real. Empiece por los reportes de inspección; enfóquese en cimientos, drenaje, techo y agua. Examine el historial de permisos y cualquier ampliación sin permiso. En condominios y TICs, lea de cerca las finanzas de la HOA o de la copropiedad. Las señales de alerta cambian el precio, los términos o el plan; no siempre terminan el trato. Primera lectura: su agente. Luego un inspector especialista o un abogado cuando el paquete lo pida. Lectura relacionada Cómo ayudo a compradores Cómo la condición afecta el valor ¿Condominio o TIC? ¿Quiere un segundo par de ojos sobre un paquete de divulgaciones? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## ¿Vender o Rentar Mi Casa en San Francisco? | Paulo Serna
URL: https://www.pauloserna.com/es/guias/vender-o-rentar-mi-casa-en-san-francisco/

Guías para Vendedores ¿Vender o rentar mi casa en San Francisco? Un marco claro para una de las decisiones más difíciles de un propietario, sin inclinar la balanza. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Es una de las preguntas que más me hacen, y una en la que de verdad no tengo respuesta predeterminada. Seré directo: le diré que retenga la propiedad si retenerla es lo correcto para usted. Este es el marco que uso. Empiece por sus metas, no por el mercado ¿Por qué quiere mudarse? ¿Necesita el capital para su siguiente compra u otra meta? ¿Se va de la zona, o podría regresar? Sus respuestas moldean todo lo que sigue. El caso para vender Vender puede tener sentido cuando necesita el capital, cuando no quiere ser arrendador, cuando la propiedad sería una renta débil o de flujo negativo, o cuando concentrar su patrimonio en un solo edificio que envejece se siente más riesgoso que diversificar. La simplicidad tiene valor real. El caso para rentarla Retener puede tener sentido cuando puede sostener la propiedad con comodidad, cuando quiere exposición de largo plazo a San Francisco y cuando la renta cubre razonablemente sus costos. Pero sea honesto sobre la vacancia, el mantenimiento, la administración y las reglas de renta e inquilinos de San Francisco, que pueden afectar su flexibilidad de forma significativa. Confirme los detalles con un abogado calificado. Corra los números reales Comparamos la renta probable contra sus costos verdaderos (hipoteca, impuestos, seguro, reservas de mantenimiento y vacancia), su capital y lo que podría hacer en otro lado, y las implicaciones fiscales, que debe confirmar con su contador. La emoción está bien; solo asegúrese de que no esté haciendo las cuentas. El punto medio honesto A veces la respuesta es "espere". Si no está seguro y puede sostener la propiedad, rentar por un periodo definido preserva sus opciones. A veces es "venda ahora" porque la certeza vale más que el quizá. Mi trabajo es ayudarle a ver las disyuntivas con claridad y luego respaldar su decisión. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Empiece por sus metas y su horizonte, no por el titular del mercado. Vender favorece el acceso al capital, la simplicidad y evitar el riesgo de ser arrendador. Rentar favorece la exposición de largo plazo si puede sostenerla y los números funcionan. Modele los costos reales, incluyendo vacancia, mantenimiento y reglas de renta; confirme los impuestos con su contador. "Esperar y rentar por ahora" es una opción legítima que preserva sus opciones. Lectura relacionada Cómo ayudo a vendedores Asesoría para pequeños inversionistas Qué arreglar antes de vender ¿Pesando entre vender y rentar? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Lo Que los Primeros Compradores Pasan por Alto en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/lo-que-los-primeros-compradores-pasan-por-alto/

Guías para Compradores Lo que los primeros compradores pasan por alto en San Francisco Los costos, condiciones y decisiones que sorprenden a la gente en su primera compra en San Francisco. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Las primeras compras son emocionales, y San Francisco agrega sus propias particularidades. Esto es lo que más veo que los primeros compradores subestiman, para que usted no tenga que aprenderlo de la manera cara. 1. El costo más allá del precio El precio de compra es el inicio, no el total. Los costos de cierre, las reservas, las cuotas de HOA y el precio de las reparaciones o mejoras cercanas suman. Trazamos su panorama completo antes de que se enamore de un listado. 2. Condición contra presentación Una casa bellamente presentada puede esconder un futuro caro, y una sencilla puede ser sólida. Los cimientos, el drenaje, los techos y los sistemas determinan su costo real de propiedad. Leerlos antes de ofertar es la mejor protección que tiene un primer comprador. 3. El paquete de divulgaciones es su amigo Es largo, pero ahí vive la historia real de la propiedad. Hojearlo por encima es como la gente termina sorprendida. Vea cómo leer las divulgaciones de SF . 4. Las microdiferencias de vecindario La niebla, el estacionamiento, la luz, el transporte y el carácter cuadra por cuadra varían enormemente aquí, incluso dentro de un mismo distrito. Las guías de vecindarios ayudan, pero también importa vivir una cuadra a distintas horas del día. 5. La estrategia de oferta no es solo el precio Los términos, las contingencias y los tiempos moldean su posición, y el número más alto no siempre es el más fuerte. Construimos una estrategia que usted entienda. Vea estrategia de oferta . 6. La confusión entre TIC y condominio Los listados de menor precio a veces son TICs, que traen consideraciones de financiamiento y reventa distintas a las de un condominio. Sepa qué está comprando. Vea ¿condominio o TIC? . La mentalidad que más ayuda Baje la decisión a la velocidad correcta. Una primera compra tranquila e informada le gana a una apresurada casi siempre, y la respuesta correcta depende de su horizonte y de lo que la propiedad debe hacer por usted. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Presupueste el costo completo: cierre, reservas, cuotas y trabajo cercano, no solo el precio. Evalúe la condición independientemente de la presentación. Lea el paquete de divulgaciones; no lo hojee. Las diferencias de vecindario aquí son grandes y muy locales. La estrategia de oferta es de términos y tiempos, no solo del número. Sepa si está comprando un condominio o un TIC. Lectura relacionada Cómo ayudo a compradores Guía de Central Richmond Cómo leer las divulgaciones ¿Comprando su primera casa en San Francisco? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Comprador para Central Richmond | Paulo Serna
URL: https://www.pauloserna.com/es/guias/guia-del-comprador-central-richmond/

Guías de Vecindarios Guía del comprador para Central Richmond Lo que hay que saber antes de comprar en el vecindario que llamo mi casa, del inventario a qué inspeccionar. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Central Richmond es donde vivo, y el vecindario que mejor conozco a pie y en bicicleta. Si está considerando comprar aquí, esta es la versión práctica de lo que le diría con un café en Clement Street. Lo que está comprando Vida tranquila, caminable y rica en comida entre el Golden Gate Park y Clement Street, con el inventario clásico del Richmond y acceso rápido por el puente Golden Gate hacia Marin. La niebla va y viene; la conveniencia es constante. Para el panorama completo, vea la guía del vecindario Central Richmond . El inventario de vivienda Principalmente casas unifamiliares de principios y mediados del siglo XX, edificios de dos unidades y flats estilo eduardiano y marina, muchas con cochera y cuartos sobre la cochera. También aparecen condominios y algún TIC ocasional. La cochera y la exposición de luz varían cuadra por cuadra y vale la pena priorizarlas. Qué inspeccionar de cerca Cimientos y estructura antiguos, drenaje en lotes con orientación norte o cuesta abajo, edad del techo y cualquier cuarto o unidad agregada con los años, con permiso o sin él. Son temas normales del Richmond, pero afectan el valor y su costo de largo plazo. Mi formación en construcción está hecha exactamente para esta lectura. Estrategia de oferta aquí Las casas bien ubicadas de Central Richmond con estacionamiento atraen compradores comprometidos. Tendremos claros el valor real de la propiedad y sus límites antes del día de ofertas, y estructuraremos términos que fortalezcan su posición sin asumir riesgos que no entienda. ¿Es para usted? Si quiere un vecindario más tranquilo y caminable, con gran comida, acceso al parque y una salida fácil al puente, Central Richmond es difícil de superar. Si necesita mucho sol o un trayecto corto al centro, hablemos de las disyuntivas con honestidad. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Central Richmond ofrece vida tranquila y caminable entre el parque y Clement Street. Espere el inventario clásico del Richmond; priorice estacionamiento y luz, que varían por cuadra. Inspeccione de cerca cimientos, drenaje, techo y cualquier cuarto agregado. Tenga claros el valor y sus límites antes de competir por casas bien ubicadas. Lectura relacionada Guía del vecindario Central Richmond Cómo ayudo a compradores Cómo leer las divulgaciones ¿Pensando en Central Richmond? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guía del Comprador para el Distrito del Sunset | Paulo Serna
URL: https://www.pauloserna.com/es/guias/guia-del-comprador-distrito-sunset/

Guías de Vecindarios Guía del comprador para el Distrito del Sunset Lo que hay que saber antes de comprar en el Sunset, del pueblo del Inner Sunset a las avenidas neblinosas del Outer. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 El Sunset es una de las mejores zonas de la ciudad para espacio, cochera y valor relativo, con el parque en un borde y el mar en el otro. Esto es lo que hay que pesar antes de comprar aquí. Inner contra Outer Sunset El Inner Sunset, alrededor de 9th e Irving cerca de UCSF, es más caminable y generalmente más soleado, con el N Judah al centro. El Outer Sunset, hacia Ocean Beach, es más neblinoso y espacioso, a menudo más alcanzable, con una cultura relajada de surf y café. Elija primero su subzona; vea la guía del Distrito del Sunset . El inventario de vivienda Predominantemente casas unifamiliares y edificios de dos unidades sobre la retícula de avenidas, muchas con cochera y cuartos bajo el nivel principal. Es una de las mejores zonas de la ciudad para una casa unifamiliar con estacionamiento a valor relativo. Qué inspeccionar de cerca Cimientos antiguos, drenaje en lotes inclinados, edad del techo e historial de permisos en cuartos a nivel de cochera y ampliaciones. Hacia el mar, la exposición costera acelera el desgaste de techos, canaletas, ventanas y pintura exterior, así que revise esos puntos con cuidado. La disyuntiva de trayecto y clima Cuanto más al oeste, más niebla y más largo el trayecto al centro. Para muchos compradores el espacio y el valor lo compensan; para otros no. Sea honesto consigo mismo, y factorícelo también en la reventa. Estrategia de oferta aquí La demanda cerca de 9th e Irving y por casas unifamiliares bien cuidadas puede ser fuerte. Conoceremos el valor de la propiedad y sus límites, y estructuraremos una oferta que le quede a la casa específica. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave El Sunset es fuerte en casas unifamiliares con cochera a valor relativo. Elija primero entre Inner (caminable, más soleado) y Outer (más niebla, más espacio, a menudo más alcanzable). Inspeccione cimientos, drenaje, techos y cuartos agregados; el clima pesa cerca de la costa. Pese con honestidad la disyuntiva de niebla y trayecto, para su vida y para la reventa. Lectura relacionada Guía del Distrito del Sunset Guía del Inner Sunset Cómo ayudo a compradores ¿Pensando en el Sunset? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Cómo Pensar la Estrategia de Oferta en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/estrategia-de-oferta-en-san-francisco/

Guías para Compradores Cómo pensar la estrategia de oferta en San Francisco El precio es solo una palanca. Así encaja la oferta completa, y por qué el número más alto no siempre gana. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Los compradores suelen preguntar qué número se necesita para ganar. Es la primera pregunta equivocada. Una oferta fuerte es un paquete, y varias de sus partes importan tanto como el precio. Así pienso al construir una. Empiece por el valor y su límite Antes de la estrategia, establecemos cuánto vale realmente la propiedad y lo máximo que usted está dispuesto a pagar, definido con calma y por adelantado. La disciplina sobre su número de retirada es parte de ganar bien, no solo de ganar. Las palancas más allá del precio Contingencias Las contingencias de inspección, préstamo y avalúo lo protegen. Una oferta más limpia puede ser más competitiva, pero renunciar a protecciones cambia seguridad por fuerza. Solo lo hacemos cuando entendemos la condición y las divulgaciones de la propiedad lo suficiente para justificarlo. Fuerza de financiamiento Una preaprobación sólida, un enganche saludable y un prestamista confiable hacen su oferta más creíble. Los vendedores pesan la certeza, no solo los dólares. Tiempos y términos Las fechas de cierre, los rent-backs y el tamaño del depósito pueden inclinar un trato a su favor sin costo extra. A veces ajustarse al calendario del vendedor vale más que otros miles de dólares. Leer la situación específica Cuántas ofertas se esperan, cómo está valuada la casa y qué tan motivado está el vendedor moldean la jugada correcta. La estrategia es situacional, no una fórmula, y exactamente por eso importa tener a alguien que lea los detalles con usted. La meta Ganar la casa correcta en términos que entienda y con los que se sienta bien, sin pagar de más por adrenalina. Una buena decisión debería seguir teniendo sentido cuando baja la emoción. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Defina el valor de la propiedad y su número de retirada antes de la estrategia. Las contingencias, la fuerza de financiamiento y los tiempos pueden importar tanto como el precio. Renuncie a protecciones solo cuando la condición y las divulgaciones lo justifiquen. La estrategia es situacional; lea el listado y al vendedor específicos. La meta es la casa correcta en términos que entienda, no ganar a cualquier costo. Lectura relacionada Cómo ayudo a compradores Cómo leer las divulgaciones Lo que los primeros compradores pasan por alto ¿Planeando una oferta? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Qué Arreglar Antes de Vender en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/que-arreglar-antes-de-vender-en-san-francisco/

Guías para Vendedores Qué arreglar antes de vender en San Francisco Dónde rinde de verdad el dinero previo a la venta, y dónde normalmente no. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Los vendedores suelen asumir que necesitan remodelar para vender bien. Normalmente no. La meta es el mejor resultado neto, no el proyecto más grande. Aquí es donde el esfuerzo previo a la venta tiende a rendir, y donde no. Normalmente vale la pena La pintura, la limpieza profunda, despejar la casa y una presentación ligera devuelven consistentemente más de lo que cuestan, porque ayudan a los compradores a ver la casa en su mejor versión. Arreglar problemas de condición evidentes y visibles, cosas que pondrían nervioso a un comprador, también tiende a rendir, porque la incertidumbre le cuesta más que la reparación. Adelántese a las divulgaciones Inspecciones sensatas previas a la venta y un paquete de divulgaciones limpio y organizado generan confianza en el comprador y reducen su riesgo después del cierre. Las sorpresas durante el escrow cuestan más que los mismos temas atendidos por adelantado. Normalmente no vale la pena Las renovaciones mayores justo antes de vender, cocinas completas, ampliaciones, grandes actualizaciones de sistemas, rara vez devuelven su costo y consumen un tiempo que quizá no tiene. Los compradores además tienen su propio gusto. En la mayoría de los casos, presentar una casa limpia y bien mantenida le gana a una remodelación cara. El punto medio del "depende" Algunas mejoras dirigidas tienen sentido para una casa y un rango de precio específicos. Compass Concierge a veces puede adelantar el costo de trabajo aprobado previo a la venta, reembolsado al cierre y sujeto a términos; solo lo sugiero cuando mejora genuinamente su resultado neto. Cómo decidimos Recorremos la propiedad juntos y pesamos cada punto por su retorno probable, no por costumbre. El plan correcto es el que le deja más, con el menor riesgo y estrés, y a veces eso es hacer muy poco. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Apunte al mejor resultado neto, no al proyecto más grande. Pintura, limpieza, despejar y presentación ligera normalmente rinden. Arregle los problemas de condición evidentes; la incertidumbre cuesta más que la reparación. Las renovaciones mayores justo antes de vender rara vez devuelven su costo. Adelántese a las divulgaciones para generar confianza y reducir riesgo posterior. Lectura relacionada Cómo ayudo a vendedores ¿Vender o rentar? Condición y valor ¿Planeando vender? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Condominio o TIC en San Francisco: la guía completa | Paulo Serna
URL: https://www.pauloserna.com/es/guias/condominio-o-tic-en-san-francisco/

Guías para Compradores Condominio o TIC en San Francisco: lo que de verdad cambia la decisión Con precios altos e inventario bajo, los TICs son una de las pocas puertas reales de entrada al lado oeste y a los vecindarios centrales. Pero no son condominios, y las diferencias conviene entenderlas antes de enamorarse de un anuncio. Esta es la comparación honesta, en lenguaje claro. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Si está buscando en los rangos de precio más alcanzables de San Francisco, se va a topar con TICs, sobre todo en los edificios antiguos de dos a seis unidades que llenan el Richmond, el Sunset, Nob Hill, Russian Hill y el lado norte. Un TIC puede ser una manera genuinamente inteligente de entrar a un vecindario que de otro modo no podría pagar. También puede ser el ajuste equivocado. La diferencia está en un puñado de cosas que la mayoría de los anuncios omiten, así que repasémoslas como lo haría con usted en la mesa de la cocina. Nada de esto es asesoría legal, fiscal o de préstamos. El objetivo es ayudarle a hacer las preguntas correctas. Lo específico de cada edificio debe pasar siempre por un abogado de TIC calificado, un prestamista de TIC y su asesor fiscal antes de quitar una contingencia. La diferencia en una frase Un condominio le da título en dominio pleno (fee simple) sobre su unidad más una parte de las áreas comunes. Un TIC le da una fracción de todo el edificio más un contrato que le otorga el derecho exclusivo a vivir en una unidad específica. Todo lo demás, financiamiento, gobernanza, reventa, seguro, se deriva de esa única diferencia estructural. Propiedad y título Condominios: una parcela separada que usted posee por completo Cuando compra un condominio, posee su unidad en dominio pleno, más un interés indiviso en los elementos comunes como el techo, las paredes exteriores y los pasillos. Su unidad es su propia parcela en los registros públicos. La gobernanza recae en una asociación de propietarios (HOA) que opera bajo CC&Rs y estatutos registrados y sigue la Ley Davis-Stirling de California. El resultado práctico es un título limpio y estandarizado que casi todo prestamista y comprador ya entiende. TICs: una fracción más un derecho de ocupación En un TIC usted posee un porcentaje de todo el edificio, digamos un tercio o un cuarto, no una parcela separada. Su derecho a ocupar su unidad viene del acuerdo TIC y de los documentos de ocupación, no de un mapa de condominio registrado. Casi toda regla que importa, desde quién paga un techo nuevo hasta cómo y cuándo puede vender, está definida por contrato privado entre los copropietarios. La calidad de esos contratos, y qué tan bien el grupo administra el edificio, moldeará su vida diaria más que cualquier cosa en el anuncio. Financiamiento: la mayor diferencia práctica Aquí vive la mayor parte de la diferencia real. Los condominios se financian de rutina: préstamos convencionales, jumbo y a veces FHA o VA, sujeto a que el proyecto cumpla las reglas del prestamista sobre reservas, ocupación por dueños y límites de renta. Las tasas y los términos siguen al mercado amplio. El financiamiento de TIC es un producto especializado. Antes, los edificios TIC compartían una sola hipoteca de grupo, que ataba el destino de todos los dueños. Hoy lo normal es el financiamiento fraccional, donde cada dueño tiene su propio préstamo sobre su propia fracción, así que el problema de un copropietario ya no arriesga al resto. Es una mejora real, y ahora hay opciones a tasa fija a 30 años en algunos préstamos TIC. El detalle es que solo un grupo pequeño de prestamistas locales y especializados los otorgan, a menudo piden un enganche mayor, el análisis es menos estandarizado y, como estos préstamos no fluyen al gran mercado secundario, los términos y la disponibilidad pueden cambiar. Históricamente las tasas han corrido un poco por encima de las de un condominio comparable, aunque la brecha se ha estrechado y a veces casi se cierra. Trate cualquier número de tasa como algo a confirmar con un prestamista de TIC actual, no como un dato fijo. Haga esto temprano: antes de ver TICs en serio, consiga una preaprobación por escrito de un prestamista de TIC real para ese tipo de propiedad. Una preaprobación de condominio estándar no le dice qué puede comprar como TIC. Tengo una lista corta de prestamistas de TIC activos y puedo conectarlo. El descuento de precio, y por qué existe Los TICs suelen venderse por debajo de un condominio comparable, a menudo entre un diez y un quince por ciento, aunque varía por edificio y se ha estrechado con los años a medida que maduró el financiamiento fraccional. Ese descuento no es gratis. Es el mercado poniendo precio al financiamiento más estrecho, al grupo de reventa más pequeño y a la gobernanza contractual. Para el comprador correcto ese es justo el punto: el precio más bajo es lo que lo mete al vecindario. Un beneficio adicional es que el precio de compra más bajo suele significar un valor tasado más bajo, y por lo tanto una base de impuesto predial más baja, que la del condominio comparable. Gobernanza, documentos y protecciones El comprador de condominio hereda un marco consistente y estatutario. La HOA sigue la Ley Davis-Stirling, que fija estándares para juntas, presupuestos y divulgaciones, y debe esperar una póliza maestra de seguro y un plan de reservas definido, a menudo respaldado por un estudio de reservas. Durante el escrow revisará los CC&Rs, los estatutos, las reglas, las minutas recientes, el presupuesto, el estudio de reservas, el historial de evaluaciones especiales y las declaraciones de seguro. El comprador de TIC depende en cambio de la fuerza del acuerdo TIC y de qué tan fielmente lo sigue el grupo. Un buen acuerdo detalla los derechos de voto, cómo se toman las decisiones de reparación, cómo se admite a un nuevo copropietario, cómo se resuelven las disputas y exactamente qué pasa cuando un dueño vende. El seguro puede ser una sola póliza del edificio o un mosaico. Las reservas pueden ser formales o informales. Como esto es contractual y no estatutario, su experiencia depende mucho del detalle y la calidad del papeleo y del profesionalismo de sus futuros copropietarios. Por eso la revisión del acuerdo TIC por un abogado no es opcional. Costos mensuales, seguro y reservas Las cuotas de condominio suelen financiar el seguro del edificio, el mantenimiento de áreas comunes, las reservas y a veces servicios y administración, mediante un presupuesto estructurado de la HOA. El dueño de condominio depende de la póliza maestra para el edificio y normalmente lleva su propia póliza HO-6 para el interior y los bienes personales. Las cuotas mensuales de un TIC pueden ser más bajas, pero a veces eso es porque la planeación de reservas es más ligera o improvisada, lo que sube las probabilidades de una evaluación especial grande cuando llega una reparación mayor. Si compra un TIC, confirme que el grupo mantiene cobertura para todo el edificio y entienda de qué responde cada dueño. Un costo mensual más bajo solo es ventaja si el edificio de verdad se mantiene. Reventa y su horizonte de tiempo Los condominios alcanzan el grupo de compradores más amplio, incluidos primerizos con préstamos convencionales, lo que apoya la liquidez incluso en un mercado más suave. Los TICs sí pueden venderse bien, sobre todo a buen precio en un vecindario de alta demanda, pero el grupo es más pequeño porque muchos compradores se quedan con la propiedad de condominio tradicional y el financiamiento convencional. En algunos ciclos los TICs se mueven rápido; en otros se quedan, frenados por el financiamiento. Cuanto más corto sea su horizonte, más importa el mercado de reventa amplio de un condominio. Si planea conservar a largo plazo y valora el precio de entrada más bajo, las disyuntivas de un TIC son más fáciles de aceptar. Conversión a condominio: nunca compre un TIC contando con ella La gente suele preguntar si un TIC puede volverse condominio más adelante. A veces, pero trate la conversión como un proyecto separado, de largo plazo e incierto, nunca como parte del valor que paga hoy. San Francisco limita fuertemente las conversiones, la lotería de conversión ha estado suspendida, y la elegibilidad se centra en edificios más pequeños de dos a cuatro unidades con historiales específicos de ocupación por dueños. Las reglas y los plazos cambian, las protecciones a inquilinos pueden entrar en juego, y el costo y el esfuerzo son reales. Si la conversión es parte de su tesis, verifique las reglas actuales con la ciudad y un abogado calificado antes de depender de un solo dólar de ella. Mecánica del impuesto predial Los condominios reciben facturas de impuesto separadas, una por unidad. Un edificio TIC normalmente recibe una sola factura de impuesto predial que los copropietarios dividen según el acuerdo TIC, lo que implica algo de coordinación en el grupo para asegurar que se pague completa y a tiempo. Conviene saberlo antes de comprar. Lado a lado Factor Condominio TIC Propiedad y título Unidad en dominio pleno, parcela separada, más una parte de áreas comunes Interés fraccional en todo el edificio más un derecho contractual a ocupar su unidad Gobernanza HOA bajo la Ley Davis-Stirling, divulgaciones estandarizadas Acuerdo TIC privado que varía por edificio Financiamiento Amplio acceso a convencional, jumbo, a veces FHA o VA Préstamos fraccionales de pocos prestamistas locales, a menudo enganche mayor Precio típico Más alto por espacio comparable A menudo entre 10 y 15 por ciento por debajo de un condominio comparable Costos mensuales Presupuesto y reservas estructurados por la HOA A veces más bajos, pero las reservas pueden ser informales, subiendo el riesgo de evaluaciones Seguro Póliza maestra de la HOA más su propia póliza HO-6 del interior Confirme cobertura de todo el edificio más pólizas de interior y responsabilidad de cada dueño Impuesto predial Factura separada por unidad Una factura del edificio dividida entre copropietarios según el acuerdo Reventa Grupo grande de compradores y prestamistas Grupo más pequeño; reventa más sensible al mercado de financiamiento Conversión a condominio No aplica Limitada, incierta y lenta; nunca cuente con ella El reglamento es la verdadera diferencia Si recuerda una sola cosa, que sea esta: cada estructura funciona con un reglamento distinto, y el reglamento define el día a día y la reventa. Un condominio funciona con documentos de la HOA registrados y respaldados por la Ley Davis-Stirling de California, que obligan a cada futuro dueño. Un TIC funciona con un acuerdo privado que los copropietarios firman entre sí, fuerte solo si se redactó bien. Una casa unifamiliar casi no tiene reglamento en comparación. Para el desglose completo de los documentos rectores y de cómo se viven los tres tipos de propiedad, vea acuerdo de TIC vs. documentos de la HOA . Qué revisar antes de hacer una oferta Para un condominio: los CC&Rs, los estatutos, el presupuesto de la HOA, el estudio de reservas, las declaraciones de seguro, las minutas recientes, el historial de evaluaciones especiales, las reglas de ocupación y renta, y el mapa de parcela. Para un TIC: el acuerdo TIC, los acuerdos de ocupación, las escrituras fraccionales, los estados financieros del edificio, los registros escritos de decisiones pasadas, las pólizas de seguro y las reglas de la casa. Léalos con un abogado de TIC, no por su cuenta. Cuál camino le queda Incline hacia el condominio si quiere título directo, financiamiento ampliamente disponible, gobernanza predecible de la HOA y el grupo de reventa más amplio, y está dispuesto a pagar la prima por esa certeza. Incline hacia el TIC si su prioridad es un precio de entrada más bajo en una ubicación que ama, y está genuinamente cómodo con financiamiento especializado, un modelo de gobernanza contractual y un público de reventa más selecto, después de verificar el acuerdo, el seguro, las reservas y las opciones de préstamo. Así lo pienso: la respuesta correcta depende de su horizonte, su tolerancia al riesgo y lo que esta propiedad necesita hacer por usted. Mi trabajo es ayudarle a ver las disyuntivas con claridad, y luego leer el edificio específico con usted, renglón por renglón, antes de comprometerse. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Un condominio es una unidad en dominio pleno; un TIC es una fracción del edificio más un contrato para ocupar su unidad. El financiamiento es la mayor diferencia: los TICs usan préstamos fraccionales especializados de pocos prestamistas, a menudo con enganche mayor. Los TICs suelen costar entre 10 y 15 por ciento menos que un condominio comparable, que es el punto para compradores primerizos. La gobernanza del condominio es estatutaria (Davis-Stirling); la del TIC es lo que diga el acuerdo privado, así que la revisión de un abogado es esencial. Las reservas de un TIC pueden ser informales, subiendo el riesgo de evaluaciones especiales; confirme seguro y mantenimiento. Nunca compre un TIC contando con la conversión a condominio; trátela como un proyecto separado e incierto. Lectura relacionada Acuerdo de TIC vs. documentos de la HOA Qué cubren las cuotas de HOA Recursos para compradores primerizos Asesoría para pequeños inversionistas Cómo leer las divulgaciones ¿Comparando un condominio y un TIC? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Acuerdo de TIC vs. documentos de la HOA en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/acuerdo-tic-vs-documentos-hoa-en-san-francisco/

Guías para Compradores Acuerdo de TIC vs. documentos de la HOA, y cómo se vive cada tipo de propiedad Cada edificio compartido funciona con un reglamento. Un TIC funciona con un acuerdo privado; un condominio funciona con documentos de la HOA registrados; una casa unifamiliar casi no tiene reglamento en comparación. Esto es lo que esa diferencia significa en el día a día. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Cuando los compradores comparan un TIC, un condominio y una casa unifamiliar, suelen comparar precio y acabados. La diferencia más importante es más silenciosa: cada uno funciona con un reglamento distinto, y ese reglamento define cómo se vive la propiedad, cuánto paga, ante quién responde y con qué facilidad puede vender. Esta es la versión en lenguaje claro, con la mirada de un ingeniero hacia la estructura de fondo. La idea que lo explica todo Mientras más dueños comparte una propiedad, más reglas necesita. Una casa unifamiliar no comparte nada, así que casi no tiene reglamento privado. Un condominio comparte muros, techo y un presupuesto con muchos vecinos, así que tiene un conjunto formal de documentos registrados. Un TIC comparte el edificio entero y a menudo un solo préstamo, así que tiene un contrato privado entre los copropietarios. La misma idea, tres documentos muy distintos. El acuerdo de TIC: un contrato privado entre copropietarios Una Tenencia en Común (TIC) es la propiedad compartida de un solo inmueble. Cada copropietario tiene una participación fraccionaria indivisa de todo el edificio más el derecho exclusivo de ocupar una unidad específica. Ese derecho a ocupar, y casi todo lo demás, vive en el acuerdo de TIC : un contrato privado que los copropietarios firman entre sí. No se registra contra la propiedad como sí ocurre con los documentos del condominio, y no está regido por la ley estatal de HOA. Su calidad depende por completo de qué tan bien fue redactado. Un buen acuerdo de TIC detalla las partes que pueden salir mal entre personas que comparten un edificio: Quién ocupa qué, y las reglas de espacios comunes, estacionamiento, bodega y mascotas. Quién paga qué, incluido el préstamo, los impuestos, el seguro, los servicios y el mantenimiento. La estructura de financiamiento, si el edificio tiene un solo préstamo compartido o préstamos fraccionarios separados, y cómo se cobran y se protegen los pagos. Qué pasa si un copropietario deja de pagar, lo que importa más con un préstamo compartido, donde un incumplimiento puede poner en riesgo a los demás. Reservas y reparaciones mayores, cómo se aparta el dinero y cómo se toman las decisiones grandes. Vender o transferir una participación, incluido cualquier derecho de aprobación o de preferencia que tengan los demás dueños. Cómo se resuelven los desacuerdos antes de que se conviertan en demandas. Como es un contrato privado, el acuerdo de TIC debe revisarse línea por línea con un abogado de bienes raíces calificado antes de hacer una oferta. Esto no es opcional, y no es lugar para ahorrar. Documentos de la HOA del condominio: un reglamento registrado y estatutario Un condominio es bien raíz con escritura individual: usted es dueño de su unidad y de una parte de las áreas comunes. El edificio lo administra una asociación de propietarios (HOA) cuyas reglas viven en un conjunto formal de documentos que se registran y siguen a la propiedad, lo que significa que obligan a cada futuro dueño de forma automática. En California, las HOA de condominios también operan bajo una ley estatal, la Ley Davis-Stirling, así que existe un respaldo legal que el acuerdo de TIC no tiene. El conjunto de documentos del condominio suele incluir: CC&Rs (convenios, condiciones y restricciones): las reglas maestras registradas. Estatutos y actas constitutivas: cómo se administra la asociación y cómo se vota. Reglas y reglamentos: los temas del día a día, como mudanzas, ruido y rentas de corto plazo. El presupuesto y el estudio de reservas: cuánto cobra la HOA y si está ahorrando lo suficiente para las reparaciones grandes. Las actas recientes de reuniones: a menudo el retrato más honesto de la salud del edificio. En un condominio, las finanzas importan tanto como el texto legal. Lea de cerca las reservas y las actas; una reserva delgada o una cuota especial pendiente cambia el costo real de la propiedad. Más en qué cubren las cuotas de HOA . Casa unifamiliar: casi sin reglamento Una casa unifamiliar es la más sencilla de las tres. Usted es dueño del terreno y la estructura por completo, y en casi todo San Francisco no hay asociación ni reglamento privado, solo su escritura y los códigos de construcción y urbanismo de la ciudad. Sin cuotas, sin votos, sin copropietarios. La libertad es real, y también la responsabilidad: cada decisión y cada reparación son suyas, y usted financia toda la reserva, es decir, sus propios ahorros. Cómo se vive cada una, lado a lado Factor Unifamiliar Condominio TIC Qué posee El terreno y la estructura por completo Su unidad individual más una parte de las áreas comunes Una participación fraccionaria del edificio más el derecho a ocupar su unidad El reglamento Su escritura y el código de la ciudad; casi sin reglas privadas CC&Rs registrados, estatutos y reglas, bajo ley estatal de HOA Un acuerdo de TIC privado entre copropietarios Ante quién responde Ante usted mismo Ante la HOA y su junta Ante sus copropietarios, por contrato Obligaciones mensuales Su hipoteca, impuestos, seguro y mantenimiento Lo anterior más las cuotas de la HOA Lo anterior más su parte de los costos compartidos del edificio Reparaciones y decisiones Usted decide y paga todo Lo común lo maneja la HOA; usted financia con cuotas y cobros Lo común se decide y financia entre copropietarios según el acuerdo Financiamiento El grupo de prestamistas más amplio Préstamos de condominio estándar; el prestamista revisa la salud de la HOA Préstamos compartidos o fraccionarios; menos prestamistas, otras tasas y términos Impuesto predial Evaluado a usted Evaluado por separado por unidad A menudo un solo recibo para el edificio, repartido por el acuerdo salvo evaluación separada Reventa El grupo de compradores más amplio Gran grupo de compradores y prestamistas Grupo más pequeño; planee plazos más largos Qué leer antes de hacer una oferta Para un TIC, lea el acuerdo de TIC con un abogado, entienda la estructura del préstamo y confirme cómo se reparten los impuestos y los costos compartidos. Para un condominio, lea los CC&Rs, el presupuesto y el estudio de reservas, y las actas recientes. Para una casa unifamiliar, no hay asociación que revisar, así que las divulgaciones y la condición física llevan el peso. Mi guía para leer las divulgaciones recorre el paquete para los tres casos. Cómo decidir Ninguno es mejor en abstracto. Un TIC puede ser una buena entrada al vecindario correcto si entiende y acepta los tradeoffs de financiamiento, legales y de reventa. Un condominio cambia un poco de libertad por un marco legal y una reventa sencilla. Una casa unifamiliar le da control total y la cuenta completa. La respuesta correcta depende de su precio, su vecindario y su tolerancia a las decisiones compartidas. Con gusto le ayudo a sopesarlo; para los detalles legales, fiscales y de financiamiento, trabaje con un abogado y un prestamista calificados. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Cada tipo de propiedad funciona con un reglamento distinto que define el día a día y la reventa. El acuerdo de TIC es un contrato privado entre copropietarios; revíselo con un abogado antes de ofertar. Los documentos de la HOA están registrados y respaldados por la Ley Davis-Stirling; lea reservas y actas. Una casa unifamiliar casi no tiene reglamento privado: control total, responsabilidad total. Ajuste la estructura a su precio, su vecindario y su tolerancia a las decisiones compartidas. Lectura relacionada Comprar un condominio o un TIC Qué cubren las cuotas de HOA Cómo leer las divulgaciones Asesoría para pequeños inversionistas ¿Está leyendo un acuerdo de TIC o un paquete de la HOA? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Cuotas de HOA en San Francisco: por qué paga lo que paga | Paulo Serna
URL: https://www.pauloserna.com/es/guias/cuotas-de-hoa-en-san-francisco/

Guías para Compradores Cuotas de HOA en San Francisco: qué cubren y qué vigilar Dos unidades con el mismo precio pueden cargar costos mensuales muy distintos y riesgos muy distintos. Esto es lo que de verdad financian las cuotas de HOA, cómo leer los documentos y las señales de alerta. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Cuando compra un condominio, y de otra forma un TIC, no solo compra una casa. Compra una pequeña economía compartida con presupuesto, reservas, seguro y un grupo de vecinos que decide en conjunto. La cuota mensual es la parte visible. Lo que hay detrás importa más. Así lo leo con los compradores. Esto es orientación general, no asesoría legal, fiscal ni financiera. Para cualquier edificio específico, revisamos juntos los documentos reales y, cuando hace falta, con los profesionales correctos. Qué cubren de verdad las cuotas de HOA En un condominio, las cuotas suelen financiar la póliza maestra de seguro del edificio, el mantenimiento de áreas comunes, los aportes a reservas y a menudo agua, basura y administración. Los edificios más grandes o de servicio completo pueden sumar elevadores, recepción, personal o amenidades, por eso las cuotas varían tanto en la ciudad. El número del anuncio no es bueno ni malo por sí solo. La pregunta es qué compra y si alcanza. Reservas y el estudio de reservas Las reservas son la cuenta de ahorro del edificio para reemplazos grandes: techo, elevadores, fachada, plomería, trabajo sísmico. Una asociación sana financia las reservas de forma constante, guiada por un estudio de reservas que proyecta cuándo se desgastan los componentes mayores y cuánto costarán. Una reserva mal financiada es uno de los riesgos ocultos más comunes, porque la factura no desaparece. Solo llega después, como una evaluación especial. Evaluaciones especiales Cuando las reservas no cubren una reparación mayor, a los dueños se les cobra el faltante, a veces decenas de miles de dólares con poco aviso. Antes de comprar, reviso el historial de evaluaciones, cualquier evaluación pendiente o que se discuta en las minutas, y si la trayectoria de las reservas hace probable una futura. Cuotas bajas con reservas delgadas no son una ganga. Son una factura aplazada. Seguro: la póliza maestra y su HO-6 La HOA lleva una póliza maestra sobre la estructura del edificio y las áreas comunes. Como dueño usted normalmente lleva su propia póliza HO-6 para los acabados interiores, sus pertenencias y responsabilidad, y para cubrir el deducible de la póliza maestra si la asociación puede trasladarlo. Reviso que la póliza maestra esté vigente y sea adecuada, ya que la disponibilidad y el costo del seguro se han vuelto un tema real en algunos edificios. Cómo difieren los costos de un TIC Las cuotas mensuales de un TIC pueden verse más bajas que las de un condominio comparable, pero a veces es porque la planeación de reservas es informal o el grupo se autoadministra. Más bajo solo es mejor si el edificio de verdad se mantiene y hay un plan real para la próxima reparación grande. Con un TIC, confirme que haya seguro de todo el edificio y un enfoque sensato de costos compartidos antes de que el número más bajo lo tranquilice. Más en la guía de condominio o TIC . Señales de alerta que vigilo Reservas muy por debajo de lo que pide el estudio, o sin estudio de reservas. Un patrón de evaluaciones especiales, o una en discusión en minutas recientes. Mantenimiento diferido de sistemas mayores que aparece en las minutas pero no en el presupuesto. Litigio pendiente o reciente que involucre a la asociación. Una póliza maestra que vence, es difícil de renovar o tiene un deducible muy alto. Una alta proporción de rentas, que puede afectar el financiamiento y el cuidado del edificio. Cómo afectan las cuotas lo que puede pagar Las cuotas son parte de su pago mensual y parte de lo que el prestamista usa para calificarlo, así que un edificio de cuotas altas baja su presupuesto de compra. Cuando comparamos dos casas, comparamos el costo mensual completo y el riesgo detrás de la cuota, no solo el precio. A veces el lugar de cuotas altas es la compra más segura, y a veces el de cuotas bajas carga en silencio una evaluación futura con su nombre. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Las cuotas de HOA financian seguro, mantenimiento de áreas comunes, reservas y a menudo servicios y administración. Las reservas mal financiadas son un riesgo oculto clave; la factura vuelve después como evaluación especial. Lea el estudio de reservas, el presupuesto, el historial de evaluaciones, las minutas y el seguro maestro antes de comprar. Usted lleva su propia póliza HO-6 además de la póliza maestra de la HOA. Las cuotas de un TIC pueden verse más bajas porque las reservas son informales; confirme mantenimiento y seguro. Las cuotas altas bajan su presupuesto efectivo; compare el costo mensual completo y el riesgo, no solo el precio. Lectura relacionada Condominio o TIC Cómo leer las divulgaciones Cómo ayudo a compradores ¿Tratando de leer un paquete de HOA? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Cómo lograr que acepten su oferta en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/como-lograr-que-acepten-su-oferta-en-san-francisco/

Guías para Compradores Cómo lograr que acepten su oferta en San Francisco En un mercado competitivo, la oferta ganadora casi nunca es solo el número más alto. Es fuerte en tres lugares a la vez: precio, términos y relación. Así funciona cada uno, y cómo ganar sin pagar de más ni asumir riesgos que no entiende. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Muchos compradores escriben ofertas fuertes y aun así pierden, y luego asumen que solo debían ofrecer más. Casi nunca es eso. Comprar aquí requiere disciplina financiera, algo de inteligencia emocional y una lectura de lo que el vendedor de verdad necesita. La meta es quitar toda razón para que el vendedor elija a otro. Una oferta ganadora en una situación competitiva es fuerte en tres áreas: precio, términos y relación . No siempre tiene que ser el más alto. Sí tiene que ser el más fácil de aceptar. Esto es estrategia, no asesoría legal ni de préstamos. Construimos su oferta específica juntos, y su prestamista y, cuando hace falta, un abogado, opinan sobre los detalles. 1. Precio: dese espacio para competir El precio es lo primero que ve el vendedor, aunque no lo único. Por lo general necesita estar entre los dos o tres primeros para seguir en la conversación, y he tenido muchas ofertas aceptadas siendo la segunda más alta porque los términos y la relación eran más fuertes. La conversación sobre el precio empieza antes de ver nada. Si las casas en su zona se venden alrededor de un diez por ciento sobre el precio de lista, debería estar viendo precios de lista entre un diez y un quince por ciento por debajo de su máximo real, para tener espacio de competir y aun así ganar. Buscar en la punta de su rango es como pierden los buenos compradores, una y otra vez. La esperanza no es una estrategia. Anclamos su número en ventas comparables y datos actuales, incluidas las cifras del Motor POTM de precio de venta sobre lista y sobre el pedido de su vecindario. Antes de escribir, hablo con el agente de venta más de una vez. La negociación empieza en el primer hola. Quiero saber cuántos paquetes de divulgación están afuera, el nivel de interés y si ya hay ofertas en mano. Como regla aproximada en San Francisco, un vendedor suele recibir cerca de una oferta por cada tres paquetes de divulgación afuera, más o menos. Recomiendo un precio y lo respaldo con hechos, pero el número final siempre es suyo. 2. Términos: donde gana sin pagar de más Los términos son el tiempo para cerrar y las contingencias: de inspección, avalúo y financiamiento sobre todo. Desde el lado del vendedor, cada contingencia añadida y cada día extra es otra oportunidad de que el trato se caiga. Las contingencias son protecciones reales para usted, así que el arte es conservar la protección que necesita y quitar el riesgo que el vendedor teme. Financiamiento y el poder del preanálisis Una contingencia de financiamiento es su salida si el préstamo se cae. Puede acortarla o, con cuidado, quitarla, si está totalmente preanalizado por adelantado, lo que algunos prestamistas llaman expediente TBD o totalmente aprobado. Un enganche más fuerte también fortalece la oferta: todo en efectivo es el menor riesgo para un vendedor, un veinticinco por ciento de enganche se lee como fuerte, un veinte por ciento es funcional, y por debajo del veinte por ciento es por lo general una posición más débil en un entorno competitivo. Más efectivo también ayuda si el avalúo sale bajo, porque el prestamista presta sobre el menor entre precio y valor tasado, y usted cubre la diferencia. Inspecciones y la jugada de la preinspección La contingencia de inspección es la protección más fuerte del contrato, que es justo por lo que los vendedores prefieren ofertas sin una larga. Muchos vendedores incluyen reportes de inspección en el paquete de divulgación, hechos por inspectores licenciados e independientes, lo que a menudo hace innecesaria una contingencia aparte. Cuando un comprador va en serio por una propiedad, una preinspección, inspeccionar antes de escribir para ofrecer con una contingencia corta o ninguna, es de lo más poderoso que podemos hacer. Le cuesta de unos cientos a cerca de mil dólares sin garantía de que acepten la oferta, pero señala compromiso real y reduce el riesgo para el vendedor. Plazo de cierre Más rápido suele leerse como mejor, dentro de lo razonable. De catorce a veintiún días es fuerte, de veinticinco a treinta se ha vuelto estándar, y mucho más allá de treinta es menos competitivo. Ultrarrápido no siempre es sabio, porque un escrow apurado en la compra más grande de su vida invita errores. La velocidad de cierre es una palanca más débil que el precio y las contingencias, así que si esas son fuertes, un cierre sensato de veintiuno a veinticinco días rara vez le cuesta el trato. 3. Relación: la palanca que la mayoría ignora El cliché es cierto: mucho de esto son relaciones. Mi trabajo es vender su fortaleza, su seriedad y su certeza de cerrar, y hacer que el agente de venta confíe en que usted es el comprador que de verdad cierra limpio. La credibilidad de agente a agente, una reputación de cumplir lo que decimos y usar un prestamista local de buena reputación, todo cuenta. Los prestamistas de fuera que no saben cómo funciona San Francisco levantan una bandera roja silenciosa, y estamos tratando de quitar toda bandera roja. Una nota moderna. El manual viejo decía escribirle al vendedor una carta sentida con una foto familiar. Ya no lo recomiendo. Las cartas personales pueden revelar sin querer características protegidas y crear riesgo de vivienda justa para ambas partes, y buena parte de la industria hoy se aleja de ellas por buenas razones. Ganamos la relación de la forma correcta: siendo un comprador serio, respetuoso y seguro, y con un agente que ha hecho el trabajo de ganarse la confianza del agente de venta. Y a veces, la jugada es esperar Ayudar primero significa que también le diré cuándo no estirarse. Si ganar una casa en particular exige términos que ponen en riesgo real su depósito o su tranquilidad, o un precio que no tiene sentido dentro de unos años, lo diré. Habrá otra casa. La correcta es la oferta que puede ganar limpio y con la que aún se sienta bien después. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave La oferta ganadora es fuerte en tres lugares a la vez: precio, términos y relación. Dese espacio: busque por debajo de su máximo real para competir y aun así ganar. Ancle su precio en ventas comparables y los datos del vecindario en Paulo's Pulse App, no en una corazonada. Preanalícese por completo y traiga enganche real para fortalecer los términos; preinspeccione cuando vaya en serio. La relación y la certeza de cerrar ganan tratos que el precio solo no gana. Me alejo de las cartas de amor del comprador por el riesgo de vivienda justa. A veces la mejor jugada es esperar una casa que pueda ganar limpio. Lectura relacionada Estrategia de oferta Cómo leer las divulgaciones Recursos para primerizos Pulso de Paulo, el laboratorio de datos ¿Listo para escribir una oferta? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## El costo de vender una casa en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/costo-de-vender-una-casa-en-san-francisco/

Guías para Vendedores Lo que de verdad cuesta vender una casa en San Francisco El número que importa no es su precio de venta. Es lo que llega a su cuenta después de los costos. Este es un recorrido honesto por cada renglón de la hoja neta de un vendedor en San Francisco, para que no haya sorpresas en el cierre. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Cuando los vendedores me preguntan cuánto vale su casa, la pregunta real debajo suele ser otra: ¿con cuánto me quedo de verdad? El precio de venta es el titular. El neto es la historia. Recorramos la hoja neta renglón por renglón para que planee con números reales, no con una corazonada. Esto es información general, no asesoría fiscal ni legal. Las cifras se mueven con el mercado y las reglas cambian, así que construimos su hoja neta específica juntos y su contador o asesor fiscal confirma cualquier tema de impuestos antes de que dependa de él. Comisiones de corretaje Las comisiones son negociables y siempre lo han sido, y desde el acuerdo de la industria de 2024 la forma en que se paga a los agentes del comprador y del vendedor cambió y se negocia de manera más explícita que antes. No hay una tarifa fijada por ley. Lo que paga depende de lo que acordemos, del alcance del servicio y de si decide compensar al agente del comprador y cómo. Lo ponemos por escrito desde el inicio para que nunca sea sorpresa, y le explico exactamente qué compra su tarifa. Impuesto de transferencia de San Francisco La ciudad cobra un impuesto de transferencia de propiedad, y en San Francisco lo paga por costumbre el vendedor. Es escalonado por precio de venta y sube de forma pronunciada en la punta del mercado. Como guía aproximada, las tasas recientes corren alrededor de 0.68 por ciento para casas entre $250,000 y $1,000,000, luego suben a un rango cercano al 1.1 a 1.5 por ciento de $1,000,000 a $5,000,000, con tasas mucho más altas por encima de $5,000,000. Como la tabla cambia y los escalones importan, confirmamos la tasa exacta para su precio en la página oficial de impuesto de transferencia de la ciudad antes de finalizar su hoja neta. En una casa típica de San Francisco este es uno de sus mayores costos de cierre, así que entra en el plan temprano. Preparación previa a la venta Pintura, limpieza, staging ligero y resolver problemas obvios de condición suelen ser los dólares de mayor retorno que gastará, y son un renglón real. Las renovaciones grandes rara vez se pagan justo antes de una venta. Compass Concierge puede adelantar el costo de ciertas mejoras aprobadas, reembolsado al cierre sujeto a elegibilidad y términos, lo que ayuda al flujo de efectivo pero no es dinero gratis. Ajustamos la preparación al trabajo que de verdad mueve su neto. Más en qué arreglar antes de vender . Costos de cierre estándar Espere honorarios de título y escrow, una cuota de registro del condado, un reporte de peligros naturales, cualquier reporte o requisito de la ciudad para su propiedad, e impuestos prediales y cuotas de HOA prorrateados hasta el cierre. Individualmente pequeños, juntos significativos, y todos predecibles una vez que tenemos sus datos. El pago de su hipoteca Lo que aún deba se liquida de las ganancias, incluido cualquier interés hasta la fecha de pago. Sacamos una cifra de liquidación actual para que su neto se base en el número real, no en el estado de cuenta del año pasado. Ganancias de capital, y la exclusión que a menudo lo protege Si la casa ha sido su residencia principal, las reglas federales permiten a muchos vendedores excluir hasta $250,000 de ganancia si declara soltero, o hasta $500,000 si está casado declarando en conjunto, siempre que haya sido dueño y haya vivido en la casa al menos dos de los últimos cinco años. La ganancia por encima de la exclusión, o una propiedad que no califica, puede ser gravable a nivel federal y de California. La cuenta depende de su base de costo, mejoras, depreciación si alguna vez la rentó y su situación, así que aquí es justo donde su contador gana su honorario. Yo lo señalo temprano; ellos corren sus números. Juntándolo todo: la hoja neta Su neto estimado es su precio de venta menos comisiones, impuesto de transferencia, preparación, costos de cierre estándar y el pago de su hipoteca, con cualquier ganancia de capital manejada aparte por su asesor fiscal. La construyo para su casa específica antes de listar, y la actualizamos a medida que llegan ofertas, para que siempre decida sobre el número que de verdad importa. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Planee alrededor del neto, no del precio de venta. Las comisiones son negociables y el acuerdo de 2024 las reestructuró; ponemos la suya por escrito desde el inicio. En San Francisco el vendedor suele pagar el impuesto de transferencia; es escalonado y sube fuerte arriba de $1M, así que confirmamos la tasa exacta. Preparación, título y escrow, reportes y el pago de su hipoteca salen del neto. Muchos vendedores de residencia principal excluyen hasta $250k de ganancia ($500k casados); su contador confirma su caso. Construyo su hoja neta específica antes de listar y la actualizo cuando llegan ofertas. Lectura relacionada ¿Vender o rentar? Qué arreglar antes de vender Recursos Cómo ayudo a vendedores ¿Quiere su número neto real? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Cuándo vender su casa en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/cuando-vender-su-casa-en-san-francisco/

Guías para Vendedores ¿Cuándo debería vender su casa en San Francisco? ¿Es buen momento para vender? Esa es la pregunta equivocada para empezar. La correcta es si vender sirve a sus metas, y luego cómo cronometrarlo bien dentro del mercado que de verdad tiene. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Los vendedores casi siempre abren con el cronometraje: ¿es buen momento ahora? Entiendo el instinto, pero pone la carreta delante. La mejor secuencia es metas, luego estrategia, luego cronometraje. Tomémoslas en orden. Así es como lo pienso, no un pronóstico ni una garantía. Trabajamos con el mercado que tenemos, no con uno que deseamos. Empiece por el porqué, no por el cuándo Si vender sirve a una meta real, mudarse a algo más grande, reducir, reubicarse, liberar capital, entonces lo cronometramos con sensatez dentro del mercado actual. Si no, ningún cronometraje ingenioso lo hace la jugada correcta. A veces la mejor decisión es esperar una temporada o conservar y rentar, y se lo diré cuando sea el caso, aunque signifique ninguna venta para mí. Vea vender o rentar . El ritmo estacional de San Francisco La ciudad tiene un patrón estacional flojo: la primavera suele ser la temporada de venta más activa, el inicio del otoño tiene una segunda ventana fuerte, y las fiestas y el pleno verano son más tranquilos. Son tendencias, no reglas, y su vecindario y tipo de propiedad pueden correr con su propio reloj. Una casa bien preparada en una ventana de inventario delgado puede ir muy bien fuera de temporada. Lea su propio mercado, no los titulares Los titulares nacionales e incluso de toda la ciudad a menudo pierden lo que pasa en su cuadra y en su banda de precio. Lo que importa para su decisión son las razones recientes de precio de venta sobre lista de su vecindario, los días en el mercado y cómo se mueve su tipo de propiedad. Saco las cifras gobernadas del Motor POTM de su zona para cronometrar sobre evidencia, no sobre vibras. Vea los mismos datos en Pulse on Today's Market . Lo que de verdad controla No puede controlar el mercado. Puede controlar la preparación, el precio, la presentación y el momento del lanzamiento dentro de una temporada. Esas palancas suelen importar más a su número final que tratar de acertar el mes perfecto. Un gran listado en un mercado normal le gana a un listado apresurado en uno caliente. Cuándo esperar es la jugada inteligente Si su casa necesita preparación que de verdad eleve el resultado, si un pequeño ajuste de tiempo lo alinea con una ventana más fuerte, o si su próximo paso aún no está claro, esperar puede ser la elección disciplinada. La meta es una venta que siga viéndose inteligente un año después, no una apurada para ganarle a un reloj imaginario. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Pregunte si vender sirve a sus metas antes de preguntar por el cronometraje. La primavera suele ser la más fuerte, el inicio del otoño es una buena segunda ventana, pero su vecindario corre con su propio reloj. Cronometre sobre los datos de su propio vecindario en Paulo's Pulse App, no sobre titulares nacionales. Preparación, precio y presentación suelen importar más que el mes perfecto. Esperar a veces es la jugada disciplinada; la meta es una venta que siga viéndose inteligente un año después. Lectura relacionada ¿Vender o rentar? Cómo fijar el precio Recursos Pulso de Paulo, el laboratorio de datos ¿Tratando de decidir si vender ahora? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Cómo fijar el precio de su casa en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/como-fijar-el-precio-de-su-casa-en-san-francisco/

Guías para Vendedores Cómo fijar el precio de su casa en San Francisco El precio es donde los vendedores más dejan dinero en la mesa, en ambas direcciones. Así fijo un precio que protege su número final en vez de perseguir uno de fantasía. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 El precio es la decisión más importante de una venta, y la más malentendida. El precio de lista es una estrategia, no una predicción, y la meta es el número final más fuerte, no el letrero más grande en la ventana. Así lo abordo. Esto es estrategia, no garantía de un resultado específico. Cada casa y mercado es distinto, y decidimos su precio juntos. Empiece por ventas comparables reales Empezamos por lo que casas genuinamente comparables cerraron de verdad hace poco, cerca, similares en tamaño, condición y tipo. Los listados activos le dicen sobre la competencia; las ventas cerradas le dicen sobre el valor. De ahí ajustamos con honestidad por la condición, la luz, la distribución, el estacionamiento y la ubicación de su casa dentro del vecindario. Lea la demanda actual, no la del año pasado Las ventas comparables son el piso; la demanda actual fija el techo. Las razones recientes de precio de venta sobre lista de su vecindario y los días en el mercado nos dicen si los compradores están pagando por encima, a la par o por debajo del pedido ahora. Saco las cifras del Motor POTM de su zona para que el precio refleje el mercado de hoy, que puede ver en Pulse on Today's Market . La dinámica de precio bajo de San Francisco En buena parte de San Francisco, una estrategia común es fijar un precio de lista modestamente por debajo del valor esperado para invitar competencia y ofertas múltiples, lo que puede empujar el número final por encima de donde habría aterrizado un precio de lista más alto. Es una herramienta poderosa en el mercado correcto y la equivocada en un segmento suave, donde puede señalar debilidad. Si le queda a su casa depende de su vecindario, su banda de precio y la demanda actual, y lo decidimos a propósito, no por inercia. Por qué el sobreprecio le cuesta en silencio Poner un precio alto para "ver qué pasa" suele salir mal. Los compradores más motivados están mirando cuando una casa sale por primera vez al mercado, y un precio que los espanta desperdicia esa atención. Luego vienen los recortes de precio, los días en el mercado que crecen y el estigma, y la venta eventual a menudo aterriza por debajo de lo que un precio honesto habría producido. Las primeras dos semanas son su mayor ventaja; no las desperdiciamos. El precio de lista no es el precio de venta En un entorno competitivo su precio de lista es la jugada de apertura y el precio de venta es el resultado de la estrategia alrededor: preparación, el paquete de divulgación, marketing y cómo manejamos las ofertas. Le muestro todo el razonamiento detrás de su número, no solo le entrego una cifra, para que lo respalde con confianza. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave El precio de lista es una estrategia, no una predicción; la meta es el número final más fuerte. Empiece por ventas cerradas genuinamente comparables, luego ajuste por lo específico de su casa. La demanda actual, precio de venta sobre lista y días en el mercado, fija el techo; ponga precio al mercado de hoy. El precio bajo estratégico puede impulsar la competencia en el mercado correcto y fallar en uno suave. El sobreprecio desperdicia sus mejores dos semanas de atención y suele dejar menos. Le muestro todo el razonamiento detrás del precio, no solo un número. Lectura relacionada Cuándo vender El costo de vender Recursos Pulso de Paulo, el laboratorio de datos ¿Se pregunta en cuánto debería listar su casa? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Cómo preparar su casa para vender en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/como-preparar-su-casa-para-vender-en-san-francisco/

Guías para Vendedores Cómo preparar su casa para vender en San Francisco La meta de la preparación previa a la venta es el mejor resultado neto, no el proyecto más grande. Esta es la lista práctica por la que llevo a los vendedores, del paquete de divulgación a la puerta de entrada. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Una buena preparación se trata sobre todo de quitarle al comprador razones para dudar y razones para descontar. Rara vez se trata de una gran renovación. Este es el orden que trabajo con los vendedores, apuntando al resultado neto más fuerte con el menor gasto desperdiciado. Esto es orientación general; lo que su casa específica necesita lo decidimos juntos después de que la recorra. Consiga el paquete de divulgación antes que los compradores En San Francisco un paquete de divulgación fuerte y organizado es preparación, no papeleo. Las inspecciones previas, un set limpio de reportes y un historial de permisos claro reducen sorpresas, construyen confianza en el comprador y bajan su riesgo después del cierre. Mi formación en construcción ayuda a adelantarnos a las preguntas de condición en vez de reaccionar a mitad del escrow. Esta suele ser la preparación de mayor apalancamiento que hay. Vea cómo funcionan las divulgaciones . Arregle lo que asusta a los compradores, omita lo que no paga Atienda los problemas obvios de condición que un comprador o inspector señalará: fugas activas, sistemas fallando, temas de seguridad y todo lo que se lea como mantenimiento diferido. Resista la renovación de impulso; los proyectos grandes rara vez devuelven su costo justo antes de una venta. La versión detallada está en qué arreglar antes de vender . Los básicos de alto retorno Pintura en tonos neutros frescos, una limpieza profunda, despejar y reparaciones menores casi siempre valen la pena. También la atención a la luz: ventanas limpias, focos más brillantes y jardinería recortada hacen una diferencia real en una ciudad de niebla y lotes apretados. Estos dólares pequeños superan de forma consistente a los grandes. Staging y presentación La mayoría de las casas de San Francisco se ven mejor con staging, incluso ligero. El staging ayuda a los compradores a imaginarse en el espacio y fotografía mucho mejor en línea, donde casi todo comprador conoce su casa primero. Lo ajustamos a su propiedad y banda de precio, no a una plantilla única. Compass Concierge puede ayudar a adelantar costos aprobados de preparación y staging, reembolsados al cierre sujeto a términos. Atractivo exterior y los primeros diez segundos La entrada marca el tono. Una fachada limpia, una entrada ordenada, luces exteriores que funcionan y una puerta acogedora cuestan poco y enmarcan todo lo que el comprador ve después. Las primeras impresiones son baratas de mejorar y caras de ignorar. Una secuencia simple Recorra la casa con su agente, ordene inspecciones previas, complete las reparaciones de alto retorno y los básicos de pintura y limpieza, haga staging y fotografíe, luego lance. Hecho en ese orden, la preparación eleva su resultado en vez de solo costarle dinero. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave La preparación se trata del mejor resultado neto, no del proyecto más grande. Un paquete de divulgación fuerte y organizado suele ser la preparación de mayor apalancamiento en San Francisco. Arregle lo que asusta a compradores e inspectores; omita renovaciones que no devuelven su costo. Pintura, limpieza, despejar y luz son de retorno alto y confiable. La mayoría de las casas se ven y fotografían mejor con staging; Concierge puede adelantar costos aprobados. El atractivo exterior y la entrada lo enmarcan todo; trabaje la secuencia: recorra, inspeccione, repare, staging, lance. Lectura relacionada Qué arreglar antes de vender El costo de vender Recursos Cómo ayudo a vendedores ¿Preparando su casa para vender? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Cómo la Condición Afecta el Valor a Largo Plazo | Paulo Serna
URL: https://www.pauloserna.com/es/guias/como-la-condicion-afecta-el-valor-a-largo-plazo/

Condición de la Propiedad Cómo la condición de una propiedad afecta su valor a largo plazo Por qué la condición que no se ve suele importar más que los acabados que sí se ven. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Los compradores reaccionan naturalmente a los acabados: la cocina, los pisos, la luz. Pero las partes de una propiedad que más afectan su costo y valor de largo plazo suelen ser las que no se ven en una casa abierta. Así lo pienso, con ojo de ingeniero. Los sistemas y la estructura determinan el costo real Los cimientos, la estructura, el drenaje, los techos, la electricidad y la plomería determinan lo que una casa cuesta durante una década. Una propiedad con grandes acabados y cimientos en falla es un problema caro; una con acabados anticuados y buenos huesos puede ser una victoria silenciosa. El mantenimiento diferido se acumula Los problemas pequeños sin atender, un techo cansado, mal drenaje, sistemas que envejecen, tienden a empeorar y encarecerse con el tiempo. Parte de evaluar una propiedad es estimar con honestidad la próxima década de mantenimiento, no solo la condición de hoy. La condición también moldea la reventa Cuando usted eventualmente venda, lo mismo que debería examinar como comprador será examinado por el suyo. Una casa bien mantenida con divulgaciones limpias generalmente se vende con menos fricción y retiene mejor su valor que una que esconde problemas diferidos. El trabajo sin permiso y el valor Las ampliaciones y conversiones hechas sin permisos pueden afectar el valor de avalúo, la asegurabilidad y el riesgo. Son comunes en San Francisco y no descalifican automáticamente, pero pertenecen a su cálculo de valor, no a su punto ciego. Vea cómo leer las divulgaciones . Cómo ayudo Mi formación en construcción, administración de propiedades e ingeniería significa que leo una propiedad pensando en los próximos diez años, no solo en la próxima casa abierta. Traducimos la condición a números reales para que su decisión, y su oferta, reflejen lo que la casa realmente costará y valdrá. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave La estructura y los sistemas importan más para el valor de largo plazo que los acabados. Estime la próxima década de mantenimiento, no solo la condición de hoy. El mantenimiento diferido se acumula en costo. El trabajo sin permiso afecta valor, asegurabilidad y riesgo; factorícelo. Traduzca la condición a números reales antes de ofertar. Lectura relacionada Cómo ayudo a compradores Cómo leer las divulgaciones Sobre la formación de Paulo ¿Quiere la condición traducida a números reales? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Cómo Evalúo los Cimientos en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/como-evaluo-los-cimientos-en-san-francisco/

Condición de la Propiedad Cómo evalúo los cimientos en las casas de San Francisco La parte de la casa que nadie fotografía es la que decide lo que cuesta ser dueño. Este es mi recorrido, con ojo de ingeniero. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Cuando recorro una propiedad en San Francisco, empiezo donde la mayoría de los recorridos nunca llega: los cimientos. Los acabados se cambian fácil; aquello sobre lo que descansa la casa, no. Esta es la lectura que hago para mis clientes, y la que haría para mi familia. Sepa en qué era está parado Gran parte de la vivienda de la ciudad es anterior a los códigos sísmicos modernos. Las casas más antiguas pueden descansar sobre cimientos de ladrillo o mampostería sin refuerzo, concreto temprano que se ha debilitado, o concreto moderno con ingeniería. Cada uno se comporta distinto en nuestro suelo y nuestros sismos, y cada uno implica un futuro de mantenimiento diferente. El paquete de divulgaciones y el historial de permisos suelen decirle con qué era está tratando; el espacio bajo la casa lo confirma. Las señales que busco Adentro: pisos inclinados o que rebotan, puertas y ventanas que se atoran o fueron cepilladas, grietas en escalera sobre los marcos, separaciones entre zoclos y pisos. Afuera y abajo: concreto agrietado o descascarado, varilla expuesta, manchas de humedad, eflorescencia polvosa en el perímetro interior, y cualquier parche del pasado sin rastro de permiso. Un síntoma solo rara vez significa mucho; un patrón lo significa todo. La pendiente, el suelo y el agua son parte del cimiento Un problema de cimientos suele ser un problema de drenaje disfrazado. Los lotes cuesta abajo, los lados con orientación norte que nunca se secan y los drenajes perimetrales bloqueados o ausentes socavan en silencio hasta el buen concreto. Por eso leo el cimiento y el lote juntos, nunca por separado. Trabajo sísmico: hecho, no hecho, o mal hecho Busque el anclaje del cimiento, los muros cortos arriostrados y, en edificios de varias unidades, el cumplimiento del refuerzo de piso blando. El trabajo hecho con permisos y documentación agrega valor real. El trabajo visiblemente hecho que no aparece en el historial de permisos merece preguntas, no suposiciones. Qué significa para su oferta Un tema de cimientos no es automáticamente una razón para retirarse. Es un número: el costo de reparar, monitorear o reforzar, pesado contra el precio y sus planes. A veces ese número mata el trato, a veces se vuelve su palanca de negociación, y a veces ya está reflejado en el precio. Mi trabajo es ayudarle a ver cuál de los tres es antes de comprometerse, y la cotización de un ingeniero estructural lo hace concreto. Para el panorama completo, vea cómo la condición afecta el valor . Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Identifique primero la era del cimiento: ladrillo, concreto temprano o concreto moderno. Busque patrones de síntomas, no grietas sueltas. Lea el cimiento y el drenaje del lote juntos. El trabajo sísmico con permisos agrega valor; el no documentado levanta preguntas. Un tema de cimientos es un número que se pesa, no un no automático. Lectura relacionada Cómo la condición afecta el valor Agua, drenaje y las casas de SF Cómo leer las divulgaciones ¿Quiere esta lectura sobre una casa específica? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Agua, Drenaje y las Casas de San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/agua-drenaje-y-las-casas-de-san-francisco/

Condición de la Propiedad El agua es el enemigo silencioso: drenaje y las casas de San Francisco Niebla, pendiente y canaletas de setenta años: por qué la humedad decide en silencio más sobre el futuro de una casa de SF que casi cualquier otra cosa. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Si los cimientos son el esqueleto, el agua es el clima que lo desgasta. En mi experiencia leyendo edificios, la humedad causa más daño de largo plazo en las casas de San Francisco que cualquier otro factor, y casi nunca se anuncia en una casa abierta. Por qué esta ciudad es un caso especial El aire marino y la niebla mantienen húmedo el lado oeste durante meses. Los muros con orientación norte y los patios laterales sombreados pueden seguir mojados mucho después de una tormenta. Muchas casas están en pendientes donde los vecinos de arriba drenan hacia ellas, y gran parte del inventario se construyó cuando los estándares de drenaje eran una ocurrencia tardía. Nada de esto es un defecto; es el entorno de operación, y la pregunta es si la casa fue construida y mantenida para él. Dónde miro Canaletas, bajantes y a dónde va realmente el agua cuando sale de ellas. La nivelación: ¿el suelo se inclina hacia la casa o se aleja de ella? El espacio bajo la casa o el perímetro de la cochera: manchas, eflorescencia, óxido en las bases de los postes, un olor a humedad que le dice que ese espacio nunca se seca. Las esquinas de las ventanas y los techos de los baños adentro. Los muros de contención en lotes inclinados: pandeo, grietas o huecos de drenaje que nunca han drenado. Lo que las divulgaciones suelen susurrar Los reportes de inspección rara vez gritan sobre el agua; anotan "se observan manchas de humedad" o "se recomienda evaluación adicional". Las menciones suaves repetidas en reportes distintos son la señal. Cruce el reporte de plagas, la inspección del contratista y la declaración del vendedor; cuando los tres rozan la misma esquina de la casa, esa esquina importa. Barato de arreglar temprano, caro de ignorar La parte alentadora: gran parte del manejo del agua es simple. Canaletas limpias, bajantes extendidos, suelo renivelado, una bomba o un dren francés donde haga falta. La versión cara es la que se ignoró veinte años y se volvió un problema de cimientos, estructura o moho. Cuando evalúo una casa, estoy poniendo precio a la diferencia entre esas dos líneas de tiempo. La jugada del comprador Visite después de la lluvia si puede. Pregunte a dónde va el agua. Presupueste el drenaje como mantenimiento preventivo, no como reparación de crisis. Y pese con honestidad las casas con humedad persistente: algunas están bien con cuidado, y otras le cobrarán por siempre. Vea también cómo evalúo los cimientos ; las dos historias suelen ser una sola. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave La humedad es el costo de largo plazo más subestimado en las casas de SF. Lea canaletas, nivelación, espacios bajo la casa y muros de contención, no solo interiores. Las menciones suaves repetidas de humedad entre reportes son la señal real. El trabajo de drenaje temprano es barato; el daño por agua diferido no. Visite después de la lluvia y presupueste el drenaje como mantenimiento de rutina. Lectura relacionada Cómo evalúo los cimientos Cómo leer las divulgaciones Cómo la condición afecta el valor ¿Le preocupa la historia de agua de una propiedad específica? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Permisos y Trabajo Sin Permiso en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/permisos-y-trabajo-sin-permiso-en-san-francisco/

Condición de la Propiedad Permisos y trabajo sin permiso: cómo leo el rastro de papel de una propiedad La mitad de las cocheras de esta ciudad esconde un cuarto que oficialmente no existe. Así afecta eso el valor, el riesgo y su oferta. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Las casas de San Francisco acumulan historia, y no toda se registró con la ciudad. Recámaras a nivel de cochera, unidades in-law, baños ampliados, terrazas: el trabajo sin permiso está en todas partes aquí, y tratarlo correctamente es una de las habilidades más prácticas al comprar y vender en SF. Empiece por el rastro de papel El historial de permisos y el reporte 3R muestran lo que la ciudad cree que es el edificio. Compárelo con lo que ven sus ojos. Un reporte de "un baño" y dos baños en el recorrido no es un escándalo; es un dato que necesita precio. La brecha entre el papel y la realidad es donde vive el riesgo. Qué afecta realmente el trabajo sin permiso Tres cosas. El valor: el espacio sin permiso normalmente no puede comercializarse ni valuarse igual que el espacio legal, aunque esté bellamente hecho. La asegurabilidad y el crédito: a aseguradoras y prestamistas les importa si un siniestro involucra trabajo que la ciudad nunca aprobó. El riesgo: si el trabajo es inseguro o la ciudad algún día exige corregirlo, el costo cae en el dueño actual, que podría ser usted. Calidad contra papeleo Aquí es donde mi formación en construcción se gana su lugar: con permiso y bien construido no son lo mismo, en ninguna dirección. He visto trabajo con permiso mal hecho y trabajo sin permiso hecho hermosamente. El papel le habla de la situación legal; la estructura, el cableado y la impermeabilización le hablan del edificio real. Necesita ambas lecturas para poner un precio honesto. La legalización a veces es un camino, nunca una promesa San Francisco tiene programas que pueden legalizar algunas unidades y espacios existentes sin permiso. Cuando aplican, pueden agregar valor real. Pero la elegibilidad es específica y las reglas cambian, así que nunca pague hoy por una legalización que está asumiendo para mañana. Verifique con la ciudad y con profesionales calificados primero. Para vendedores: adelántese Divulgue con claridad, reúna la documentación que exista y ponga el precio con la realidad en mente. Los compradores perdonan lo divulgado; castigan lo descubierto. Una historia clara sobre el espacio, lo que es, lo que no es y lo que se sabe de cómo se construyó, protege su venta y su resultado neto. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Compare el historial de permisos y el reporte 3R contra lo que puede ver. El trabajo sin permiso afecta valor, asegurabilidad y crédito, y riesgo de corrección. Con permiso y bien construido son preguntas distintas; evalúe ambas. Los caminos de legalización existen pero nunca están garantizados; verifique antes de pagar por potencial. Vendedores: divulguen con claridad; los compradores castigan las sorpresas, no la honestidad. Lectura relacionada Cómo leer las divulgaciones Cómo evalúo los cimientos Glosario de bienes raíces de SF ¿Encontró algo sin permiso en una propiedad que le gusta? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## ¿San Francisco o Marin? Cómo Elegir | Paulo Serna
URL: https://www.pauloserna.com/es/guias/san-francisco-o-marin/

Guías de Decisión ¿San Francisco o Marin? Cómo elegir de verdad Cruzo el puente Golden Gate en bicicleta casi cada semana. Esta es la comparación honesta para quienes deciden de qué lado vivir. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Esta es una de las encrucijadas más comunes de mis clientes: ¿quedarse en la ciudad o cruzar el puente? Subo a los Marin Headlands en bicicleta casi cada semana y trabajo ambos mercados, así que le doy la comparación como se la daría a un amigo: aquí no hay mejor ni peor, solo dos vidas distintas. Espacio y carácter de la vivienda San Francisco le da flats, victorianas y casas adosadas en lotes urbanos; Marin le da casas independientes, cocheras de entrada, árboles y aire entre usted y su vecino. Si el sueño es un jardín, un taller en la cochera y silencio, Marin los entrega más fácil. Si caminar al café importa más, la ciudad gana sin esforzarse. El clima Gran parte de Marin queda más allá de la línea de niebla: Mill Valley, San Rafael y Novato ven bastante más sol que la mitad oeste de San Francisco. Sausalito y los rincones costeros conservan carácter marino. Si la niebla lo desgasta, este es un factor genuino, no un detalle. El trayecto es el precio de entrada Todo en Marin pasa por el puente o el ferry. Cuando el tráfico coopera, del sur de Marin al centro es razonable; cuando no, lo va a sentir. El ferry es uno de los grandes trayectos del mundo, pero corre en su horario, no en el suyo. Pruebe su trayecto real a sus horas reales antes de decidir; es el factor que la gente más romantiza. La vida diaria La vida de ciudad es caminable, espontánea y densa en opciones. La vida de Marin es en auto, planeada y rica en aire libre: senderos desde su puerta, fines de semana en el Mt. Tam, niños en bicicleta. Ninguna es la correcta; premian temperamentos distintos, y he visto clientes florecer en ambas. El dinero, más allá del precio de lista Compare totales, no precios de lista: el seguro puede ser más alto en las colinas de Marin cercanas a zonas de incendio, las HOA son más raras pero el mantenimiento del lote es real, y los costos de trayecto (peajes, ferry, un segundo auto) suman. En la ciudad, las cuotas de HOA y el mantenimiento del edificio juegan ese papel. Modelamos sus números específicos cuando hablemos. Lado a lado Factor San Francisco Marin Carácter de la vivienda Flats, victorianas, casas adosadas Casas independientes, lotes, árboles Clima Microclimas; niebla en el lado oeste Mayormente más sol tras la línea de niebla Movilidad Caminable, transporte, bicicleta En auto; puente o ferry a SF Aire libre Parques, Ocean Beach, el Presidio Senderos desde la puerta, Mt. Tam La disyuntiva a poner en precio El espacio y el silencio cuestan más El trayecto, todos los días Cómo le ayudo a decidir Trabajo ambos lados del puente. El ejercicio útil no es debatir abstracciones; es pasar un sábado de cada lado, cronometrar el trayecto real y ser honesto sobre qué vida va a vivir de verdad. Después la decisión de vivienda casi se toma sola. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Ningún lado gana; son vidas distintas. Elija primero la vida, luego la casa. Marin cambia la caminabilidad de la ciudad por espacio, sol y senderos. Pruebe el trayecto real, a sus horas reales, antes de comprometerse. Compare el costo total de vivir, no solo el precio de lista. Pase un fin de semana real de cada lado antes de elegir. Lectura relacionada Guías de vecindarios de San Francisco ¿SF o la Península? Cómo ayudo a compradores ¿Parado en el puente, decidiendo? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## ¿San Francisco o la Península? Cómo Elegir | Paulo Serna
URL: https://www.pauloserna.com/es/guias/san-francisco-o-la-peninsula/

Guías de Decisión ¿San Francisco o la Península? Cómo elegir de verdad Energía de ciudad o espacio suburbano, cinturón de niebla o sol: la comparación honesta para hogares que pesan San Francisco contra el condado de San Mateo. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 La otra encrucijada que veo constantemente: ¿San Francisco o bajar por la Península? Suele surgir cuando un hogar crece o un trabajo aterriza en un campus del South Bay. Trabajo ambos mercados; este es el marco honesto. El trayecto decide más de lo que la gente admite Si su trabajo está en la Península, la geometría es directa: vivir cerca le devuelve horas de vida cada semana. El Caltrain es un activo real cerca de sus estaciones, la 280 es uno de los trayectos más escénicos del país, y la 101 es la 101. Si su trabajo está en la ciudad, la misma lógica se invierte. Los horarios híbridos cambiaron esta cuenta para muchos hogares; haga la suya con honestidad. Carácter de la vivienda El inventario de la Península se inclina a casas ranch de mediados de siglo y construcción más nueva en lotes más anchos: más recámaras, jardines planos, cocheras dobles. San Francisco ofrece carácter, densidad y una caminabilidad que los suburbios genuinamente no pueden replicar. Ninguno es objetivamente mejor; están construidos para ritmos diarios distintos. El clima El cinturón de niebla sigue la costa: Daly City y Pacifica viven en él, mientras San Mateo, Burlingame y más al sur tienen sol confiable. Bajar por la Península es, para muchos, en parte una decisión de clima, y es legítima. Escuelas y logística familiar Muchas familias pesan mucho las escuelas en esta decisión, y los distritos de la Península son gran parte de su atractivo. La guía honesta: la calidad escolar es específica, cambia y merece su propia investigación actual, no el atajo de la reputación. En lo que sí ayudo es en cruzar vecindarios con su conjunto completo de necesidades, escuelas incluidas. El intercambio cultural La ciudad le da restaurantes, arte, vecindarios con personalidad propia y vida sin auto. La Península le da espacio, calma, estacionamiento y cercanía al corredor tecnológico. La gente florece en ambos; la gente también descubre que extraña el que dejó. Sea honesto sobre qué intercambio está haciendo. Lado a lado Factor San Francisco La Península Carácter de la vivienda Flats, victorianas, casas adosadas Casas ranch, construcción nueva, lotes anchos Clima Microclimas; niebla costera Niebla en la costa, sol confiable al centro Lógica de trayecto Mejor si trabaja en la ciudad Mejor para el South Bay; Caltrain, 280, 101 Ritmo diario Caminable, espontáneo, urbano En auto, más calmado, amable con la logística familiar La disyuntiva a poner en precio El espacio cuesta una prima La energía de la ciudad no viaja con usted Cómo ayudo El mismo método de siempre: definimos la vida que usted está optimizando, probamos el trayecto real, caminamos ambas opciones y solo entonces hablamos de casas. Trabajo San Francisco y la Península, así que nadie lo está empujando hacia su propio territorio. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Deje que el trayecto real, a sus horas reales, ancle la decisión. La Península significa espacio y sol; SF significa carácter y caminabilidad. Investigue las escuelas de forma específica y actual, no por reputación. Ponga en el precio el intercambio que hace, no solo la casa. Camine ambas vidas antes de elegir una. Lectura relacionada ¿SF o Marin? Guías de vecindarios de San Francisco Cómo ayudo a compradores ¿Pesando la ciudad contra la Península? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## La Guía de Campo para Visitar Casas Abiertas | Paulo Serna
URL: https://www.pauloserna.com/es/guias/guia-de-puertas-abiertas-en-san-francisco/

Guías para Compradores La guía de campo para visitar casas abiertas La mayoría de los compradores se fijan en la pintura, la decoración y las encimeras. La pintura se cambia y los muebles se van. Lo caro suele estar oculto. Así se recorre una casa abierta para ver lo que en realidad está comprando. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 En casi toda casa abierta, la atención del comprador se va a los acabados: la decoración, los colores de pintura, la distribución de los muebles, si la cocina tiene las encimeras correctas. Es natural, y también es la parte fácil. La pintura se vuelve a pintar. Los gabinetes se reemplazan. Los muebles se van con el vendedor. Lo que de verdad cuesta arreglar suele ser lo que no se ve de un vistazo. Esta guía busca cambiar una sola pregunta. La mayoría entra preguntando ¿me gusta esta casa? La mejor pregunta, la que protege su dinero, es ¿qué estoy comprando en realidad? No necesita ser inspector para hacerlo bien. Necesita una forma simple de mirar y la disciplina de usarla antes de enamorarse de la decoración. El método de las 5 miradas Las listas largas fallan en una casa abierta llena de gente, porque no las puede recordar mientras habla con el agente y esquiva a otros compradores. Lleve cinco miradas en su lugar. En orden: Sentir → Estructura → Mano de obra → Agua → Mercado. O, en lenguaje sencillo: ¿Me gusta? ¿Es sólida? ¿La hicieron bien? ¿El agua es un riesgo? ¿Qué me dice el mercado? En la primera mirada casi todos somos buenos. Las otras cuatro son donde esta guía vale la pena. Llévela consigo. El método completo cabe en una sola página que puede guardar en el teléfono o imprimir para el día. Descargar la guía de una página (PDF) 1. Sentir: ¿disfrutaría de verdad vivir aquí? ¿Puede imaginar su día a día aquí? ¿La distribución funciona para su vida? ¿La ubicación encaja con su rutina? Esta es la mirada que ya usa bien, así que dedíquele el menor esfuerzo consciente y siga. Que una casa le guste es el inicio de la conversación, no el final. 2. Estructura: ¿la casa envejece normal, o algo se siente raro? Antes de que la decoración lo convenza, lea cómo funciona la casa. Puertas. Abra y cierre varias. ¿Cierran bien? ¿Se abren o cierran solas? Una sola puerta que se atora no significa nada. Varias puertas que se atoran a veces apuntan a asentamiento o movimiento. Ventanas. Abra algunas. ¿Se deslizan con facilidad, se quedan abiertas y cierran con seguro? Las ventanas que se resisten pueden indicar mantenimiento postergado, humedad o movimiento con el tiempo. Pisos. Camine toda la casa. ¿Hay zonas con inclinación notable? ¿Puntos blandos? ¿Los pisos rebotan? Las casas antiguas de San Francisco suelen tener cierta irregularidad. La pregunta es si se siente típico para la edad de la casa o algo más. Paredes y techos. Busque grietas grandes, parches recientes, superficies disparejas y zonas pintadas más recientemente que la pared a su alrededor. Una grieta no es un veredicto. Lo que importa son los patrones. Cuando la estructura plantea una duda real, para eso están un inspector y una lectura de cimientos. Lo explico en cómo evalúo los cimientos . 3. Mano de obra: ¿a alguien le importaron los detalles? Muchos compradores preguntan si la casa fue remodelada. La mejor pregunta es qué tan bien se remodeló. La calidad se esconde en las transiciones pequeñas. Molduras y zócalos. Mire esquinas, transiciones, uniones y sellados. Las líneas limpias y el espaciado parejo indican cuidado. El sellado descuidado, los huecos disparejos, las molduras mal alineadas y la pintura sobre errores indican prisa. Gabinetes. Abra puertas y cajones. ¿Cierran suave, están alineados y se sienten sólidos? Azulejos. Revise la consistencia de la lechada, la alineación, las esquinas y los bordes. El mal trabajo de azulejo suele ser el extremo visible de atajos que no se ven. Cuando el trabajo es de verdad bueno, suele reflejar cómo se cuidó la casa con el tiempo, parte de cómo la condición afecta el valor a largo plazo . 4. Agua: si entrara agua, ¿dónde la vería primero? El agua es uno de los problemas más comunes y más caros en bienes raíces, así que dele atención extra. Baños. Mire alrededor de tinas y esquinas de regadera, las zonas del lavabo y el techo debajo de un baño de arriba. Busque manchas, hinchazón, decoloración y parches de pintura fresca en lugares extraños. Cocina. Revise debajo del fregadero, alrededor del lavavajillas y cerca de la línea de agua del refrigerador, por gabinetes deformados, manchas o olor a humedad. Exterior. Mire canaletas, bajantes y la inclinación del terreno. Pregúntese a dónde va el agua cuando llueve. Una parte sorprendente del mantenimiento se reduce a manejar el agua, tema de agua, drenaje y las casas de San Francisco . Los olores también cuentan. Moho, humedad, daño de mascotas, humo y olores de drenaje cuentan una historia. También una casa con aroma muy fuerte. Es válido preguntarse qué podría estar cubriendo un olor intenso. 5. Mercado: ¿qué está viendo todo el mundo? No solo evalúa la casa. Evalúa el mercado por ella, y la casa abierta es investigación gratis. Observe quién viene: solteros, parejas, familias, inversionistas. Cuántos: poco movimiento, concurrido o lleno. Mire dónde se detiene la gente, qué fotografían y qué comentan. Escuche las preguntas de otros compradores sobre divulgaciones, permisos, HOA, escuelas y plazos. Cada persona que recorre es su posible competencia, y sus preocupaciones son una lectura viva de la demanda. Para esa lectura a nivel ciudad, por distrito y vecindario, mantengo actualizada Paulo's Pulse App . Mire más allá de la propiedad Muchos compradores pasan todo el tiempo adentro. Pase un rato afuera. Camine la cuadra: qué tan transitada es la calle, cuánto tráfico, cómo es el estacionamiento, si las propiedades vecinas están cuidadas. Luego lea el entorno por fuentes de ruido, actividad comercial, transporte, vida nocturna, escuelas y construcción. Una casa hermosa en la ubicación equivocada sigue siendo la casa equivocada. Las cuatro preguntas para el agente de la propiedad Evite preguntas que el anuncio ya responde. Haga las que revelan contexto. Cuatro suelen darle más que veinte al azar. 1. "¿Qué debería asegurarme de no pasar por alto?" Una de las preguntas de mayor valor, y a menudo saca a la luz mejoras, sistemas o detalles que no son obvios en un recorrido. 2. "¿Qué ha sido lo favorito del vendedor de vivir aquí?" Suele revelar datos del vecindario, ventajas de estilo de vida y detalles que no encontraría en línea. 3. "¿Hay divulgaciones disponibles?" Si las hay, es un regalo. Léalas. Explico cómo en cómo leer las divulgaciones en San Francisco . 4. "¿Los compradores han hecho preguntas en común?" Note la redacción. Pide contexto, no asesoría legal, y la respuesta suele señalar justo lo que otros compradores están sopesando. Si parece apropiado, vale otra: qué plazo le importa al vendedor. A veces los términos importan tanto como el precio, el corazón de la estrategia de oferta . Ir más a fondo después de la casa abierta Las cinco miradas son lo que hace dentro de la casa. Estos son los hilos que conviene jalar después, antes de escribir una oferta. Lea las divulgaciones como comprador, no como abogado. Ahí suele vivir la historia real. Lee buscando patrones y lo que generó conversación, no un fallo legal. El método completo está en cómo leer las divulgaciones en San Francisco . Estime su probable competencia. El movimiento de la casa abierta, las preguntas que escuchó y cómo está fijado el precio sugieren cuántas ofertas esperar. Esa lectura moldea todo en cómo estructurar una oferta , y el precio es solo una palanca. Reconozca una casa "volteada". Una remodelación rápida y solo cosmética puede ser excelente o ser maquillaje sobre problemas postergados. Señales para notar: acabados nuevos en todo pero ventanas y sistemas originales, pintura fresca concentrada en las zonas típicas de problemas de agua, una venta previa muy reciente a un precio mucho menor, y superficies bonitas junto a atajos en las transiciones que revisó en Mano de obra. No es automáticamente mala. Solo eleva el valor de las divulgaciones, los permisos y una inspección a fondo. Atención a señales de permisos. Recámaras agregadas, una cochera convertida, un sótano terminado o una terraza que se ve más nueva que la casa merecen una pregunta sobre permisos. El trabajo sin permiso es común y no siempre es un impedimento, pero afecta el valor, el seguro y lo que puede hacer después. Lo cubro en permisos y trabajo sin permiso en San Francisco . Separe lo cosmético de lo caro. Este es todo el juego. Pintura, pisos, accesorios, jardín y decoración son cosméticos y baratos frente al precio de una casa. Cimientos, drenaje, techo, electricidad, plomería, ventanas y la envolvente del edificio son la categoría cara. Entrene su preocupación hacia la segunda lista. Más en cómo la condición afecta el valor a largo plazo . Haga las observaciones propias de San Francisco. Algunas cosas importan más aquí que en otros mercados. Pregunte si un edificio de planta baja débil o con cochera al frente tiene refuerzo sísmico. Note lotes en pendiente y muros de contención, donde se concentran el agua y el movimiento del suelo. Con unidades agregadas o "in-law", pregunte cómo están permitidas y si hay inquilino, ya que el control de renta puede viajar con la unidad. En el lado oeste, lea la humedad y el drenaje por la niebla; en colinas y terreno rellenado, ponga atención extra a la estructura. Y si es un condominio o una tenencia en común, la forma de propiedad cambia todo el cálculo, tema de condominio o TIC en San Francisco . Antes de salir: las tres calificaciones Después de cada casa abierta, califique la casa del uno al diez en tres categorías, no en una. Deseo. ¿Cuánto la quiero? Encaje. ¿Qué tan bien cumple mis necesidades reales? Riesgo. ¿Qué tan cómodo estoy con lo que sé y con lo que aún no sé? La mayoría solo califica el Deseo. Las decisiones más fuertes sostienen las tres a la vez, y una casa alta en Deseo pero alta en Riesgo es justo la que conviene investigar antes de enamorarse más. La pregunta final antes de salir Antes de irse, pregúntese: si desaparecieran todos los muebles, la pintura volviera a un tono neutro y no quedara ningún truco de decoración, ¿seguiría queriendo esta casa? Si la respuesta es sí, es muy probable que valga la pena investigarla en serio. Si no está seguro, también es útil. Suele significar que respondía a la decoración, no a la casa. Esta es la parte del proceso que más disfruto: recorrer un lugar con usted y leerlo juntos, para que la decisión siga teniendo sentido cuando pase la emoción. Nada de esto es asesoría legal, fiscal o de ingeniería, y no reemplaza sus propias inspecciones y revisiones profesionales. Es una forma de mirar, para que la casa que elija sea una que entiende. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Lleve cinco miradas, no una lista larga: Sentir, Estructura, Mano de obra, Agua, Mercado. Pintura, accesorios y decoración son baratos; cimientos, drenaje, techo y sistemas son la categoría cara. Entrene ahí su preocupación. El agua es el problema costoso más común. Pregúntese dónde la vería primero. Lea la casa abierta como investigación de mercado: quién viene, cuántos y qué preguntan. Haga al agente cuatro preguntas de contexto, empezando por qué no debería pasar por alto. Califique Deseo, Encaje y Riesgo, no solo Deseo. Si la decoración desapareciera, ¿seguiría queriéndola? Esa es la pregunta que protege su dinero. Lectura relacionada Cómo ayudo a los compradores Lo que los primeros compradores pasan por alto Cómo leer las divulgaciones Cómo pensar la estrategia de oferta ¿Quiere un segundo par de ojos en la casa abierta? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Trabajar con un Agente Bilingüe en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/agente-bilingue-de-bienes-raices-en-san-francisco/

Guías para Compradores Trabajar con un agente bilingüe en San Francisco Qué cambia realmente en una transacción cuando su agente trabaja en inglés y en español, y cuándo importa más. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en junio de 2026 Nací en Colombia y trabajo en inglés y en español todas las semanas. Esta página existe porque la gente hace una pregunta práctica: ¿un agente bilingüe cambia algo de verdad en una transacción de San Francisco, o es solo un detalle agradable? Aquí está la respuesta honesta, desde adentro del trabajo. Dónde importa el idioma en una operación Una compra en San Francisco corre sobre documentos: un paquete de divulgaciones que puede pasar de trescientas páginas, reportes de inspección llenos de vocabulario técnico, términos del préstamo y un contrato de compra cuyas cláusulas tienen consecuencias reales. Si usted se siente más cómodo en español, trabajar esos documentos en su idioma más fuerte no es un lujo. Cambia qué tan bien entiende lo que firma, y entender es todo el juego. Explico divulgaciones, ofertas y términos en el idioma en que el cliente piensa mejor, y las familias muchas veces usan los dos en la misma reunión. La negociación ocurre en inglés; entender no debería depender de eso Los agentes de venta, los oficiales de escrow y los prestamistas aquí trabajan mayormente en inglés. Un agente bilingüe significa que nada se pierde entre la mesa de negociación y la mesa de su cocina. Negocio en inglés por usted y me aseguro de que entienda cada posición, en español, antes de decidir cualquier cosa. Usted nunca debería tomar la decisión financiera más grande de su vida a través de una aplicación de traducción o de un pariente haciendo su mejor esfuerzo. La dimensión familiar Muchos de mis clientes hispanohablantes toman decisiones con sus padres o su familia, a veces entre generaciones y a veces entre países. Poder explicarle a cada persona la misma decisión en el idioma en que es más fuerte mantiene a la familia alineada y la decisión sólida. Es una parte real del trabajo, no una nota al pie. Los documentos, en la práctica Los documentos de transacción en California están en inglés. Lo que un agente bilingüe cambia es la calidad de la explicación antes de firmar: qué dice de verdad el reporte sísmico, qué arriesga realmente al renunciar a una contingencia, a qué lo obliga de verdad el acuerdo TIC. Para preguntas legales o de impuestos traemos al profesional correcto, y cuando hace falta, uno que también trabaje en español. El resto del sitio, en español Todo este sitio tiene un espejo completo en español, escrito directamente en español y no traducido por máquina, incluyendo cada guía, las páginas de vecindarios y los datos del mercado. Empiece en la página de inicio en español o en los recursos . Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave El idioma importa más en los documentos: divulgaciones, inspecciones, contratos y préstamo. La negociación corre en inglés; un agente bilingüe asegura que entender nunca dependa de eso. Las decisiones familiares entre generaciones muchas veces ocurren en dos idiomas a la vez. Las preguntas legales y de impuestos van al profesional correcto, en español cuando hace falta. El sitio completo, incluida cada guía, tiene espejo nativo en español en /es/. Lectura relacionada Cómo ayudo a compradores Cómo leer las divulgaciones Sobre Paulo ¿Prefiere tener esta conversación en español? Con gusto trabajo en cualquiera de los dos idiomas, o en ambos en la misma conversación. Sin presión. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Qué Le Dice un Informe 3R en San Francisco, y Qué No | Paulo Serna
URL: https://www.pauloserna.com/es/guias/informe-3r-en-san-francisco/

Registros de Propiedad El informe 3R, y el hueco que deja abierto San Francisco exige un Report of Residential Building Record antes de vender una vivienda. Es útil, se malinterpreta constantemente, y la advertencia impresa en su propia cara es lo más importante que trae. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en agosto de 2026 La versión corta: un informe 3R le dice qué dicen los registros de la Ciudad que una propiedad está autorizada a ser. No le dice qué es físicamente la propiedad, no cubre permisos de plomería ni eléctricos, y no certifica que nada sea legal. El propio informe lo dice, en negrita, en su cara. Ese hueco entre lo autorizado y lo real es donde vive casi todo el riesgo de un edificio antiguo en San Francisco. Qué es, y por qué no se puede omitir Un 3R es un Report of Residential Building Record, compilado por el Department of Building Inspection a partir de registros de la Ciudad. La Sección 351(a) del Housing Code de San Francisco exige que el propietario, o su agente autorizado, obtenga uno antes de vender o intercambiar cualquier edificio residencial, y que lo entregue al comprador antes de consumar la venta. Vender sin hacerlo es ilegal. Hay una sola exención: la primera venta dentro del año siguiente al Certificate of Final Completion. La misma sección impone un deber aparte a los agentes con licencia: cualquier persona con licencia para vender propiedad en California debe entregar copia del 3R, a solicitud, a un comprador potencial de cualquier propiedad residencial que el corredor tenga listada. El código asigna el deber de obtener y entregar al propietario. Quién paga es un término negociado de su contrato, no algo que decida el código. Qué contiene La Sección 351(c) enumera lo que DBI debe incluir, siempre calificado por la frase "en la medida en que sea determinable a partir de los registros de la Ciudad": ocupación o uso autorizado actual, condición de condominio, condición de hotel residencial, distrito de zonificación, clasificación de ocupación del Building Code, fecha de vencimiento de cualquier uso no conforme según Planning, fecha de construcción del edificio, ocupación o uso original, permisos de construcción y conversión y alteración emitidos, referencias activas del Franchise Tax Board y procedimientos de abatimiento, número de estructuras residenciales en la propiedad, cumplimiento de inspección de energía, estado y finalización del programa de refuerzo sísmico soft story, y si la propiedad está dentro del mapa de riesgo de inundación por tormenta de 100 años de la SFPUC. Vale saberlo: no existe un campo aparte de "número de unidades legales". El conteo de unidades le llega a través de la línea de ocupación autorizada, y por eso esa línea merece lectura cuidadosa y no un vistazo. La advertencia impresa en el informe El código dicta el descargo palabra por palabra y lo exige en negrita en la cara de cada informe. Léalo como el instructivo que es: no hubo examen físico de la propiedad; el registro no contiene historial de permisos de plomería ni eléctricos; el informe no representa que la propiedad cumpla con la ley; y cualquier ocupación o uso distinto del listado como autorizado puede ser ilegal y estar sujeto a remoción o abatimiento, y debe revisarse con el Planning Department y con DBI. El informe también establece que errores u omisiones en él no impiden que la Ciudad haga cumplir los códigos de construcción y zonificación contra el vendedor, el comprador o cualquier propietario posterior. Un error a su favor en el informe no es un escudo. Costo, tiempo y vigencia La tarifa es de $379 por cada edificio residencial en un lote, según el tabulador de DBI vigente desde el 12 de julio de 2026. Pagar en línea con tarjeta agrega 2.5 por ciento, para un total de $388.48. DBI indica que emite el informe en siete a diez días hábiles, no permite reembolsos ni cambios una vez enviado el pago, y limita a seis informes por persona o empresa por día. Un 3R es válido por un año desde su emisión y lleva ambas fechas en su cara. Siguen circulando cifras viejas, incluso en páginas que parecen oficiales. Si ve $148 o $286 citados para un 3R, la página está desactualizada. Por qué de todos modos pido el historial de permisos aparte Porque son productos distintos que responden preguntas distintas. DBI es explícito: el 3R contiene únicamente permisos de construcción, y ver permisos de plomería, eléctricos o comerciales requiere una solicitud separada de registros públicos. Esa solicitud es más barata, a diez centavos por página, y más lenta, hasta quince días. También llega más atrás: permisos de construcción desde 1906, job cards desde 1933, certificados de finalización desde 1945, eléctricos desde 1986, plomería desde 1976. El rastreador en línea gratuito de DBI solo llega a los años ochenta, así que una búsqueda en línea vacía sobre un edificio de los años veinte no le ha dicho casi nada. En una casa con ampliaciones evidentes, un garaje convertido o una unidad en la planta baja, el registro de plomería y electricidad suele ser donde está la historia. Es exactamente el registro que el 3R omite. El error que más veo Tratar el 3R como un certificado de legalidad. No lo es, y nunca dice serlo. Es un resumen de lo que la Ciudad autorizó en papel. Si el papel dice vivienda de dos familias y usted cuenta tres cocinas en el recorrido, el 3R hizo su trabajo al mostrarle la discrepancia, no al resolverla. Resolverla es una conversación con Planning, con DBI y, en la mayoría de los casos, con un abogado. A quién preguntar, y qué no soy yo Las discrepancias entre uso autorizado y lo que existe físicamente van a DBI y al Planning Department, que es exactamente la ruta que el código imprime en el informe. Las preguntas sobre exposición legal, deberes de divulgación o si una unidad sin permiso puede legalizarse van a un abogado de bienes raíces de California. La condición física va a un inspector con licencia. Soy agente de bienes raíces, no abogado, inspector ni funcionario de construcción, y nada aquí es asesoría legal. Fuentes SF.gov, Request a Report of Residential Building Record (3R) , para tarifa, tiempo de entrega y el alcance de solo permisos de construcción. SF.gov, Request building records , para el canal separado de historial de permisos y su cobertura por fechas. Housing Code de San Francisco, Capítulo 3.5, Secciones 351 y 352, para el requisito, la lista de contenidos, el descargo obligatorio y la vigencia de un año. Cifras verificadas contra las fuentes anteriores el 1 de agosto de 2026. Las tarifas y disposiciones del código cambian. Confirme lo que piense usar. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave El 3R es obligatorio antes de una venta residencial, y el deber de obtenerlo y entregarlo es del propietario. Reporta uso autorizado según registros de la Ciudad. Sin examen físico y sin garantía de cumplimiento. Solo permisos de construcción. El historial de plomería y electricidad requiere otra solicitud. $379 por edificio residencial, de siete a diez días hábiles, válido un año. Lo que hay que investigar es el hueco entre uso autorizado y condición real, no el informe. Lectura relacionada Permisos y trabajo sin permiso en San Francisco Cómo leer las divulgaciones en San Francisco El refuerzo sísmico soft story, explicado Cómo la condición afecta el valor a largo plazo Preguntas frecuentes ¿Quiere ayuda para pensarlo? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## El Refuerzo Sísmico Soft Story en San Francisco: Qué Significa al Comprar o Vender | Paulo Serna
URL: https://www.pauloserna.com/es/guias/refuerzo-sismico-soft-story-en-san-francisco/

Registros de Propiedad El estado del refuerzo soft story, y qué le hace a una operación El programa obligatorio de San Francisco cubrió miles de edificios de marco de madera, todos los plazos ya vencieron, y el incumplimiento queda registrado contra el título. Así se revisa un edificio y esto es lo que el estado significa. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en agosto de 2026 La versión corta: si un edificio está en la lista soft story de la Ciudad y no cumplió, eso no es un problema futuro. Todos los plazos del programa ya vencieron, la violación recibe un aviso de "Earthquake Warning" fijado en el edificio, y ese aviso se registra contra el título. La transferencia de título no reinicia nada. El comprador hereda la obligación y el plazo vencido juntos. Qué edificios cubre el programa El programa nació con la Ordenanza 66-13 en abril de 2013, que agregó el Capítulo 34B al Building Code de San Francisco. Aplica a edificios existentes, incluidos los de ocupación mixta, de construcción Tipo V de marco de madera, de tres o más pisos, o de dos pisos sobre un sótano o área bajo el piso con alguna porción sobre el nivel del terreno, que contengan cinco o más unidades de vivienda y cuyo permiso de construcción se haya solicitado antes del 1 de enero de 1978. Lea con cuidado ese umbral de unidades, porque responde la pregunta que más recibo: una casa unifamiliar no está cubierta. Tampoco un dúplex, un tríplex ni un cuádruplex. El programa obligatorio empieza en cinco unidades de vivienda. Un edificio pequeño todavía puede tener una condición soft story en sentido estructural, y eso merece la mirada de un ingeniero, pero no acarrea obligación bajo este capítulo. Existen dos excepciones para edificios cubiertos: una para el edificio reforzado sísmicamente a un estándar calificado dentro de los quince años previos a la vigencia del capítulo, y otra para el edificio que completó refuerzo voluntario bajo el Boletín Administrativo AB-094, en ambos casos con documentación aprobada por DBI. Los niveles, y por qué los plazos ya no importan como la gente cree Los edificios cubiertos se clasificaron en cuatro niveles de cumplimiento según ocupación, número de unidades y zona de licuefacción, y el código fijó plazos en años y no en fechas de calendario: un año para el formulario de evaluación en todos los niveles, y después ventanas de solicitud de permiso y de finalización que corrían de dos a cinco y de cuatro a siete años, todas medidas desde noventa días después de que el capítulo entró en vigor el 17 de junio de 2013. El plazo del formulario cayó el 15 de septiembre de 2014, según indica DBI. El código además fijó un tope duro: todo el trabajo terminado para el 31 de diciembre de 2020. Así que no hay pista libre. Un edificio incumplido en 2026 es un edificio que se pasó del plazo por cinco años o más, y los propios documentos del programa ya lo describen en pasado. Qué provoca realmente el incumplimiento Dos mecanismos, y el segundo es el que llega a una transacción. Primero, DBI fija en el edificio un aviso que dice "Earthquake Warning. This building is in violation of the requirements of the San Francisco Building Code regarding earthquake safety," y ese aviso permanece hasta que el edificio cumpla. Segundo, el código establece que ese aviso "también será registrado contra el título del edificio", con una liberación presentada ante el Assessor-Recorder una vez que el edificio cumple. Aparte, en la vía general de cumplimiento de código, una Orden de Abatimiento del Director no apelada se registra en la oficina del Recorder y se coloca en los registros de la propiedad, y la Ciudad dice con claridad que un gravamen "puede dificultar mucho refinanciar o vender". Pida a su oficial de título que busque ambos. Una disposición más que vale citar, porque vendedores y compradores la entienden mal por igual: "Ninguna transferencia de título alterará los plazos de cumplimiento." Vender no le entrega el problema a alguien con reloj nuevo. Le entrega uno vencido. Cómo revisar una dirección específica La Ciudad publica la lista. El conjunto de datos Soft-Story Properties de DBI en DataSF da manzana, lote, dirección, nivel y estado actual de cada parcela afectada, y el código exige a DBI mantener esa lista pública. La última vez que la consulté tenía 4,945 registros: 4,678 marcados como trabajo completo con Certificate of Final Completion, y 262 marcados como incumplidos, concentrados en los niveles III y IV. Use el archivo para localizar un edificio y luego confirme con DBI antes de apoyarse en él. El conjunto se etiqueta como de publicación semanal, pero la actualización más reciente registrada dentro fue del 31 de julio de 2025. DBI es la autoridad sobre el estado actual; el archivo público es un punto de partida. El informe 3R es la otra ruta. El mismo código que creó el programa modificó el Report of Residential Building Record para preguntar si el edificio está en el programa y si el trabajo requerido está completo. Verifique la respuesta en lugar de suponer que el campo viene lleno. Cuánto cuesta el trabajo La página del Earthquake Safety Implementation Program de la Ciudad estima entre $60,000 y $130,000 por edificio en costos directos de construcción, con dos a cuatro meses de obra, generalmente limitada a la planta baja donde está la vulnerabilidad. Esa página lleva fecha de revisión del 9 de agosto de 2016. Trátela como una cifra de planeación de la época del programa y no como precio actual. Para un número real hace falta el plano de un ingeniero y la cotización de un contratista sobre el edificio específico. A quién preguntar, y qué no soy yo Si un edificio realmente tiene condición soft story, y si un refuerzo ya hecho fue adecuado, es pregunta para un ingeniero estructural con licencia de California; el propio programa exige un profesional de diseño con licencia para los formularios. Costo y calendario van a un contratista general con licencia que cotice sobre esos planos. El estado oficial del programa, las violaciones abiertas y los avisos fijados van al programa soft story de DBI. Los avisos registrados van a su compañía de título y al Assessor-Recorder. Soy agente de bienes raíces, no ingeniero, contratista ni funcionario de construcción. Fuentes SF.gov, Check earthquake safety rules , para el panorama del programa y el contacto de DBI. DataSF, Soft-Story Properties , la lista publicada por la Ciudad con dirección, nivel y estado. Building Code de San Francisco, Capítulo 34B, agregado por la Ordenanza 66-13, para alcance, niveles, la tabla de plazos, el aviso registrado y la disposición de no reinicio por transferencia. El capítulo fue recodificado y renumerado después, así que la numeración actual puede diferir. Cifras verificadas contra las fuentes anteriores el 1 de agosto de 2026. Los conteos de cumplimiento llevan la fecha propia del conjunto de datos, 31 de julio de 2025. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave El programa obligatorio empieza en cinco unidades. Las casas unifamiliares y los edificios pequeños no están cubiertos. Todos los plazos ya vencieron. El tope del código fue el 31 de diciembre de 2020. El incumplimiento se fija en el edificio y se registra contra el título, y la transferencia no reinicia el reloj. Consulte la lista Soft-Story Properties en DataSF y luego confirme el estado actual con DBI. La estimación de $60,000 a $130,000 de la Ciudad es de 2016. Pida una cotización, no un recuerdo. Lectura relacionada Qué le dice un informe 3R Cómo evalúo los cimientos en San Francisco Cómo la condición afecta el valor a largo plazo Casa, condominio o TIC en San Francisco Cómo leer las divulgaciones en San Francisco ¿Quiere ayuda para pensarlo? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## ¿Quién Es Responsable del Lateral de Alcantarillado en San Francisco, y Se Exige Inspección para Vender? | Paulo Serna
URL: https://www.pauloserna.com/es/guias/responsabilidad-del-lateral-de-alcantarillado-en-san-francisco/

Registros de Propiedad El lateral de alcantarillado, y quién responde por él En San Francisco el propietario es dueño de todo el lateral de alcantarillado, la división con la Ciudad está en la banqueta y no en la línea de propiedad, y no hay requisito de inspección al momento de la venta. En las ciudades vecinas la historia es otra. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en agosto de 2026 La versión corta: la SFPUC establece que la línea principal pertenece a la Ciudad y que "todo el lateral de alcantarillado pertenece al propietario y es su responsabilidad mantenerlo". San Francisco no tiene requisito de inspección ni certificación del lateral al momento de la venta. Varias ciudades cercanas sí lo tienen, y de ahí sale casi toda la confusión. La pregunta de la venta, respondida primero San Francisco no exige inspección, certificación ni certificado de cumplimiento del lateral para vender una vivienda. Tal requisito no aparece en sf.gov, sfpuc.gov ni en SF Public Works. Es fácil equivocarse, porque el Área de la Bahía está llena de ciudades que sí lo exigen. South San Francisco, San Bruno y Pacifica son jurisdicciones del condado de San Mateo con ordenanzas de lateral al momento de la venta, y ninguna es la Ciudad y Condado de San Francisco. En el East Bay, el programa de laterales privados de EBMUD exige un certificado de cumplimiento para cerrar el depósito en garantía. Si alguien le dice que su venta en San Francisco necesita certificado de lateral, es muy probable que esté pensando en uno de esos programas. San Francisco sí tiene un requisito de servicios al momento de la venta, y es otro: el propietario debe reparar fugas de plomería y reemplazar accesorios ineficientes, y obtener un Certificate of Completion que documente el cumplimiento de conservación de agua antes de la transferencia del título. Vale distinguirlos con precisión. Dónde termina su responsabilidad En la banqueta, no en la línea de propiedad. La SFPUC divide el lateral en dos tramos. El lateral superior va del edificio a la banqueta e incluye el registro de limpieza, el respiradero (a veces llamado fresh air inlet) que sube vertical hasta la acera, y la trampa al pie de ese respiradero. El lateral inferior va de la banqueta a la línea principal en la calle. Una excepción importa: cuando la línea principal está en una servidumbre o bajo escaleras públicas y no en una calle estándar, la especificación de la SFPUC ubica el lateral inferior desde la línea de propiedad más cercana del predio beneficiado hasta la principal. En una calle de escaleras o en un lote con servidumbre, pregunte. Usted es dueño de todo. Lo que cambia por tramo es quién hace el trabajo. Usted contrata a un plomero o contratista con licencia para inspeccionar y mantener todo el lateral y para reparar o reemplazar el tramo superior. Para el tramo inferior, la SFPUC dice que "en la mayoría de las circunstancias" hará la reparación o el reemplazo. Cómo ocurre de verdad la reparación pagada por la Ciudad A través del 311, no a través de la factura de su plomero. Usted reporta el problema, el equipo de Sewer Operations de la SFPUC envía una cuadrilla a inspeccionar el lateral inferior, y si esa inspección determina que la reparación o el reemplazo son necesarios, la SFPUC indica que completará el trabajo sin costo adicional para usted en la mayoría de las circunstancias. Dos advertencias. No es un programa con nombre y reglas de elegibilidad publicadas, así que "la mayoría de las circunstancias" no tiene definición pública y yo no le prometería a nadie una reparación pagada por la Ciudad. Y el orden importa: un plomero que le cotice trabajo del lateral inferior antes de que exista un reporte al 311 podría estar cobrándole por trabajo que la Ciudad habría hecho. Inspección, y qué muestra realmente una cámara La SFPUC recomienda contratar a un plomero o contratista con licencia para inspeccionar el lateral de manera preventiva al menos una vez cada cinco años, incluso sin síntomas, y nombra la inspección con circuito cerrado de televisión como el método para identificar defectos. Un recorrido con cámara muestra obstrucciones, intrusión de raíces, roturas y desalineación en el tramo filmado. Documenta condición visible. San Francisco no publica un estándar de aprobado o reprobado para el escaneo de un lateral privado, así que aquí no existe un lateral que oficialmente "pasó". Contexto del sistema: la SFPUC indica que más del 30 por ciento de sus alcantarillas tienen 100 años o más, con partes del sistema de más de 150 años. En el sistema de recolección en conjunto, las raíces fueron la causa documentada más frecuente de desbordamientos en el año fiscal 2020 a 2021. Esa es una cifra de todo el sistema para un solo año y no una estadística específica de laterales, pero le dice hacia dónde apuntar la cámara. Permisos, y quién puede hacer el trabajo Para permisos, la división es la trampa y no la banqueta, lo que confunde a contratistas tanto como a propietarios. El trabajo más allá de la trampa hacia la calle y hasta la principal requiere un permiso de Side Sewer de SF Public Works, Bureau of Surveying and Mapping. El trabajo de la propiedad hasta la trampa pasa por excavación general y por la División de Inspección de Plomería de DBI. Para trabajo en el lateral superior, la SFPUC dirige a los propietarios a contactar a DBI para confirmar si se requiere permiso. Un contratista que instale un side sewer debe tener licencia Clase A, o Clase C-36 más C-12, o Clase C-42, y el titular del permiso debe mantener seguro de responsabilidad en archivo y una fianza de excavación de calle de al menos $25,000 que garantice la zanja por tres años. Si una cotización se ve inusualmente barata, la clase de licencia es lo primero que hay que revisar. Una nota de vocabulario, porque ambos términos están vigentes aquí. Los materiales de la SFPUC para el público dicen "sewer lateral". "Side sewer" es el término del Public Works Code, del nombre del permiso y de las especificaciones de ingeniería de la propia SFPUC. Se refieren a la misma tubería. A quién preguntar, y qué no soy yo Inspección, mantenimiento y toda reparación del lateral superior van a un plomero o contratista con licencia, que es la instrucción repetida de la SFPUC. Un defecto sospechado en el lateral inferior va primero al 311. Las preguntas de permiso para trabajo en el lateral superior van a la División de Inspección de Plomería de DBI; el trabajo en la vía pública va a SF Public Works. Los registros sobre infraestructura existente de la Ciudad cerca de una propiedad pueden solicitarse a la División de Sistema de Recolección de la SFPUC. Soy agente de bienes raíces, no plomero ni ingeniero, y no opino sobre la condición de una tubería que no he visto filmada. Fuentes SFPUC, How to take care of your sewer lateral , para propiedad, la división en la banqueta y la recomendación de inspección cada cinco años. SF Public Works, permiso de Side Sewer , para la división en la trampa, las clases de licencia y la fianza. SF.gov, Comply with water conservation requirements , para el requisito de servicios que San Francisco sí exige al momento de la venta. Verificado contra las fuentes anteriores el 1 de agosto de 2026. Los requisitos cambian y las ciudades vecinas difieren. Confirme antes de apoyarse en esto para una propiedad específica. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave El propietario es dueño de todo el lateral. La Ciudad es dueña de la línea principal. La división entre superior e inferior está en la banqueta, no en la línea de propiedad, y el superior incluye respiradero y trampa. San Francisco no exige inspección del lateral al vender. South San Francisco, San Bruno, Pacifica y las ciudades del área de EBMUD sí. Ante un defecto sospechado en el lateral inferior, reporte al 311 antes de contratar. La SFPUC hace ese trabajo en la mayoría de los casos. Inspeccione con cámara cada cinco años. Aquí no existe un estándar oficial de aprobado o reprobado. Lectura relacionada Agua, drenaje y las casas de San Francisco Cómo evalúo los cimientos en San Francisco Qué le dice un informe 3R Cómo leer las divulgaciones en San Francisco Lo que los primeros compradores pasan por alto ¿Quiere ayuda para pensarlo? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## El Impuesto de Transferencia en San Francisco: Los Tramos, los Escalones y Quién Paga | Paulo Serna
URL: https://www.pauloserna.com/es/guias/impuesto-de-transferencia-en-san-francisco/

Registros de Propiedad El impuesto de transferencia, y el escalón del que nadie avisa El impuesto de transferencia de San Francisco es escalonado, y la tasa se aplica al precio completo y no solo a la parte por encima de cada umbral. Un dólar de precio puede costarle varios cientos de dólares de impuesto. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en agosto de 2026 La versión corta: San Francisco grava las transferencias de propiedad con seis tramos, y la tasa del tramo se aplica al valor completo , no de forma marginal. Eso crea un escalón en cada umbral. Pasar de $999,999 a $1,000,000 sube el impuesto unos $700 por un dólar de precio. Si su precio probable de venta queda cerca de una línea, conviene saber dónde está la línea antes de fijar el precio de lista. Las tasas actuales Consideración o valor Por $500 Tasa Más de $100 hasta $250,000 $2.50 0.50% Más de $250,000 y menos de $1,000,000 $3.40 0.68% $1,000,000 o más y menos de $5,000,000 $3.75 0.75% $5,000,000 o más y menos de $10,000,000 $11.25 2.25% $10,000,000 o más y menos de $25,000,000 $27.50 5.50% $25,000,000 o más $30.00 6.00% San Francisco es ciudad y condado consolidados, así que este es un solo tabulador combinado y no una tasa de ciudad encima de una tasa de condado. Por qué la estructura importa más que la tasa La ordenanza cobra el monto del tramo "por cada $500 o fracción del valor completo". No de la porción por encima del umbral. Del valor completo. Dos ejemplos: Una venta de $900,000: 1,800 incrementos de $500 a $3.40, es decir $6,120 . Una venta de $1,500,000: 3,000 incrementos a $3.75, es decir $11,250 . El escalón: $999,999 redondea a 2,000 incrementos a $3.40, es decir $6,800. En $1,000,000 son 2,000 incrementos a $3.75, es decir $7,500 . Un dólar más de precio agrega unos $700 de impuesto. Los escalones en $5M, $10M y $25M son mucho más pronunciados, porque la tasa casi se triplica en $5M y más que se duplica de nuevo en $10M. En una propiedad que pueda quedar cerca de una de esas líneas, esto pertenece a la conversación de precio desde el inicio. Sobre qué se calcula En una compra normal, sobre el precio pagado. Cuando no hay precio de compra, como en un intercambio de propiedades, sobre el valor justo de mercado. En una transferencia de participaciones en una entidad legal dueña de la propiedad, sobre el valor justo de mercado de la propiedad y no sobre lo pagado por la participación. Los arrendamientos con plazos de 35 años o más son gravables, valuados sobre el valor presente del arrendamiento. Su hipoteca no lo reduce. La ordenanza grava la consideración o el valor "sin excluir el valor de cualquier gravamen que permanezca al momento de la venta", así que la deuda que el comprador asume está dentro de la base gravable y no se resta. Exenciones comunes San Francisco indica que por lo general no se debe impuesto de transferencia en transferencias entre cónyuges o entre parejas domésticas registradas; en una transferencia a su propio fideicomiso revocable donde usted es el único beneficiario y su interés no cambia; en donaciones; en propiedad heredada por testamento o fideicomiso donde nadie pagó nada a cambio; al agregar o quitar un co-firmante del título con fines de financiamiento sin que medie pago; y en transferencias proporcionales hacia o desde una entidad legal cuando los porcentajes de propiedad son idénticos antes y después. Dos notas prácticas. El lenguaje de la Ciudad dice "por lo general", y esa frase está haciendo trabajo real, así que trate la lista como el inicio de una conversación y no como un fallo sobre su caso. Y las exenciones deben reclamarse al momento del registro con documentación de respaldo escrita. No se aplican automáticamente ni de forma retroactiva. Refinanciamiento Un refinanciamiento por sí solo no transfiere propiedad, y el impuesto se adhiere a los instrumentos que transfieren bienes raíces y se registran ante el Assessor-Recorder. San Francisco sí indica que agregar o quitar un co-firmante del título con fines de financiamiento no se grava mientras no haya pago por el cambio. Si su refinanciamiento cambia el título de cualquier otra forma, hágalo revisar antes del registro y no después. Quién paga En San Francisco el vendedor normalmente paga el impuesto de transferencia. Eso es costumbre local, no ley, y quiero ser preciso con la diferencia: ninguna fuente oficial de la Ciudad asigna el costo a una parte o a la otra. Lo que la Ciudad documenta es solo el mecanismo, que el impuesto se paga en la oficina del Assessor-Recorder al momento del registro, con un Transfer Tax Affidavit acompañando la escritura. Todo esto es negociable, y en cada operación de hecho se negocia. En un mercado de casas competido un comprador puede ofrecer cubrirlo; en un carril de condominios más lento un vendedor puede compensarlo de otra forma. Tome la costumbre como punto de partida y el contrato como la respuesta. Su oficial de depósito en garantía aplica lo que diga su contrato. Qué cambió hace poco, y qué podría cambiar La Proposición I, aprobada en noviembre de 2020 con 57.55 por ciento de los votos, subió el tramo de $10M a $25M de 2.75 a 5.5 por ciento y el tramo de $25M o más de 3 a 6 por ciento, dejando sin cambio los tramos por debajo de $10M. La Proposición C, vigente desde el 12 de abril de 2024, creó una exención única para la primera conversión de propiedad comercial a uso residencial, y autorizó a la Junta de Supervisores a modificar el impuesto sin voto público, aunque no a aumentarlo. Ese último punto es la razón por la que esta página lleva fecha. Una propuesta de 2026 conocida como el BUILD Act reduciría a la mitad los dos tramos más altos. Al 1 de agosto de 2026 no había sido aprobada y seguía pendiente en comité. Como la Proposición C permite cambios de tasa por ordenanza, la parte alta de este tabulador puede moverse sin elección. Si su operación supera los $10M, confirme la tasa vigente en lugar de confiar en cualquier página, incluida esta. A quién preguntar, y qué no soy yo Soy agente de bienes raíces. No soy contador, asesor fiscal ni abogado, y nada de esto es asesoría fiscal o legal. Tasas, elegibilidad de exenciones, la declaración jurada y la mecánica del registro van a la oficina del Assessor-Recorder en City Hall Room 190. Si una transferencia específica califica para exención, y todo lo que involucre fideicomisos, entidades, divorcio o sucesiones, va a un abogado de bienes raíces o de planificación patrimonial de California. Las consecuencias fiscales, la base de costo y la interacción con impuestos de donación o sucesión van a un contador. El cálculo de su operación y quién lo paga bajo su contrato van a su oficial de depósito en garantía. Fuentes SF.gov, Transfer tax , para el tabulador de tasas, la declaración jurada y cómo se reclaman las exenciones. SF.gov, Learn about transfer tax , para la lista de exenciones y la valuación de transferencias de entidades y sin precio. Business and Tax Regulations Code de San Francisco, Artículo 12-C, Sección 1102, para la tabla de tramos y el lenguaje de "valor completo". Tasas verificadas contra las fuentes anteriores el 1 de agosto de 2026. Ninguna de las dos páginas oficiales muestra su propia fecha de vigencia, y una propuesta pendiente de 2026 podría cambiar los tramos altos por ordenanza. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Seis tramos, y la tasa se aplica al precio completo, no de forma marginal. Cruzar $1,000,000 cuesta unos $700 más de impuesto que quedarse un dólar por debajo. La deuda asumida está dentro de la base gravable, no se resta. Las exenciones se reclaman al registrar, con documentación. Nada es automático ni retroactivo. En San Francisco normalmente paga el vendedor. Es costumbre, no ley, y es negociable. Lectura relacionada El costo de vender una casa en San Francisco Cómo fijar el precio de su casa Calculadora del costo de ser propietario Qué le dice un informe 3R Glosario de bienes raíces ¿Quiere ayuda para pensarlo? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Vender una Propiedad Ocupada por Inquilinos en San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/guias/vender-una-propiedad-ocupada-por-inquilinos-en-san-francisco/

Registros de Propiedad Vender con inquilinos adentro En San Francisco una venta no es razón para desalojar a nadie, y la Ciudad le exige decírselo por escrito a sus inquilinos. Esto es lo que las reglas dicen realmente, y dónde empieza la conversación con un abogado. Por Paulo Serna , agente de bienes raíces, Compass | Level Up Group · CA DRE# 02150409 · Residente de SF desde 1995 · Actualizado en agosto de 2026 La versión corta: vender no crea el derecho a entregar el edificio vacío. El Rent Board establece que el simple vencimiento de un contrato de arrendamiento o un cambio de propietario no constituye "causa justa" para desalojar. San Francisco va más lejos y exige que el vendedor se lo ponga por escrito a los inquilinos antes de la venta. Si su plan depende de entregar la propiedad vacía, ese plan necesita un abogado de propietario e inquilino antes que un agente de listado. Esta página es orientación, no asesoría. Soy agente de bienes raíces, no abogado. Todo lo de abajo depende de hechos específicos de su edificio y de sus arrendamientos. Una venta no es causa justa La Sección 37.9(a) del Rent Ordinance abre estableciendo que un arrendador no intentará recuperar la posesión de una unidad de alquiler salvo que aplique una de una lista enumerada de causas. La venta y el cambio de propietario no están en esa lista. La Ordenanza enumera un conjunto limitado y específico de causas justas, y que un comprador quiera la unidad no es una de ellas. Control de renta y control de desalojo no son lo mismo Esta es la distinción que más le cuesta a los vendedores, y la Ciudad la dice con claridad: algunas unidades tienen protección de desalojo pero no tienen control de renta. Dos regímenes distintos. Muchas unidades residenciales construidas el 13 de junio de 1979 o antes tienen ambos. Las construidas después de esa fecha están exentas del control de renta. Aparte, bajo Costa-Hawkins, la mayoría de las casas unifamiliares y condominios están exentos del control de renta cuando el arrendamiento comenzó el 1 de enero de 1996 o después, pero el Rent Board es explícito en que esas unidades siguen sujetas al Rent Ordinance para todo lo demás, incluidas las reglas de desalojo por causa justa. Un arrendamiento en una casa unifamiliar o condominio que comenzó antes del 1 de enero de 1996 sigue sujeto a toda la Ordenanza. Así que "mi edificio es de 1985" o "es solo una casa en renta" responde la pregunta de la renta y no la del desalojo. No deje que nadie las confunda por usted, en ninguna dirección. Lo que la Ciudad le exige divulgar La Sección 37.9(k) exige que el vendedor entregue a los inquilinos una divulgación escrita antes de la venta, con las declaraciones requeridas en negrita de al menos 12 puntos, cubriendo que los inquilinos no pueden ser desalojados ni obligados a mudarse únicamente porque la propiedad se vende o porque un nuevo dueño la compró; que la renta no puede subirse por encima de los límites del Capítulo 37 por la venta; que los contratos de arrendamiento no pueden modificarse materialmente por la venta; que las visitas se rigen por la sección 1954 del Código Civil de California; y que los inquilinos no están obligados a completar ni firmar ningún certificado o acuerdo de estoppel, salvo cuando lo exija la ley o su propio contrato de arrendamiento. El comprador debe una divulgación paralela dentro de los 30 días de adquirir el título. Haga que un abogado prepare o revise ambos formularios. Certificados de estoppel Los compradores los piden de rutina, y son genuinamente útiles para confirmar renta, depósitos y términos. Pero note lo que la propia divulgación obligatoria de la Ciudad le dice a sus inquilinos: no están obligados a firmar uno, salvo cuando lo exija la ley o su contrato de arrendamiento. Si un contrato en particular crea esa obligación es una pregunta legal. Consulte a un abogado antes de pedir firmas, y nunca presente la firma como obligatoria cuando la Ciudad le dijo lo contrario al inquilino. Las vías de causa justa que sí existen, a distancia Dos aparecen en contexto de venta, y describo qué son y no cómo usarlas, porque ambas están estrictamente condicionadas y ambas dejan marcas largas en la propiedad. Mudanza del dueño o de un familiar. Requiere al menos 25 por ciento de propiedad registrada (10 por ciento si se registró antes del 21 de febrero de 1991), limita a los familiares calificados a hijo, padre o madre, abuelo o abuela, nieto o nieta, hermano o hermana, o el cónyuge del dueño o los cónyuges de esas relaciones, exige que la persona se mude dentro de tres meses y tenga la intención de ocupar como residencia principal por al menos 36 meses continuos, y por lo general permite desalojar de una sola unidad por edificio. Debe hacerse de buena fe, sin motivo ulterior. Ciertos inquilinos están protegidos por completo, incluidos los de 60 años o más o con discapacidad y diez años o más en la unidad, y los inquilinos con enfermedad catastrófica con cinco años o más, en edificios de dos o más unidades, además de protecciones durante el año escolar cuando vive en la unidad un menor de 18 años o un empleado escolar. Si la unidad se ofrece en renta dentro de cinco años, el inquilino desplazado tiene derecho a volver a rentarla a la misma renta más los aumentos permitidos, y se registra un Notice of Constraints ante el County Recorder dentro de 30 días. La Ley Ellis. Es un retiro del negocio de arrendamiento, no una herramienta para vaciar una unidad. Corre a través de un Notice of Intent to Withdraw presentado ante el Rent Board, un aviso estándar de 120 días que se extiende hasta un año para inquilinos mayores o con discapacidad calificados con al menos un año de residencia, un Memorandum registrado ante el County Recorder, cinco años de control de renta posteriores, y un derecho de preferencia de diez años para los inquilinos desplazados si las unidades regresan al mercado de alquiler. Ambas conllevan pagos de reubicación, ambas se registran, y ambas son territorio de abogado desde la primera conversación. Los pagos de reubicación se publican y se ajustan cada año Para el periodo del 1 de marzo de 2026 al 28 de febrero de 2027, una mudanza del dueño o de un familiar conlleva $8,245.00 por inquilino con un máximo de $24,733.00 por unidad, más $5,497.00 por cada ocupante mayor, con discapacidad o menor de edad. Un retiro bajo la Ley Ellis conlleva $11,110.05 por inquilino con un máximo de $33,330.13 por unidad, más $7,443.90 por cada ocupante mayor o con discapacidad. La misma hoja fija el aumento anual permitido de renta en 1.6 por ciento para ese periodo. Estas cifras vencen, así que consulte la hoja vigente en lugar de reutilizar estas. Trámites posteriores a la venta Los propietarios deben notificar al Rent Board el cambio de propiedad con documentación. Aparte, todo dueño de propiedad residencial en renta debe presentar el Housing Inventory a través del portal del Rent Board cada año antes del 1 de marzo, reportando renta base, fecha de inicio de ocupación e historial de vacancia, y esa información presentada es pública. Presentar tarde no conlleva multa monetaria pero reduce la exigibilidad de los avisos de aumento de renta. Todo aviso de desalojo debe presentarse ante el Rent Board dentro de los diez días siguientes a su entrega, salvo por falta de pago de renta. ¿Sus inquilinos tienen la primera oportunidad de comprar? No bajo la ley de San Francisco tal como está escrita. La Community Opportunity to Purchase Act da a organizaciones sin fines de lucro calificadas, no a los inquilinos, un derecho de primera oferta y de preferencia sobre edificios de tres o más unidades residenciales y sobre terrenos baldíos desarrollables a tres o más unidades. Los vendedores deben notificar a los inquilinos con el formulario COPA y presentar ante MOHCD una declaración firmada dentro de los quince días siguientes a cualquier venta, afirmando el cumplimiento. Si COPA aplica a su operación específica, incluidas las exenciones, es pregunta para un abogado. En qué puedo ayudar, y en qué no Puedo ayudar con precio, mercadeo, logística de visitas que respete los derechos de los inquilinos, y coordinación limpia con su abogado para que la transacción y el trabajo legal no corran en carriles separados. No puedo decirle si existe una causa justa, si un inquilino está protegido, si su contrato obliga a firmar un estoppel, o si usted califica para una mudanza del dueño o un retiro bajo Ellis. Eso va a un abogado de propietario e inquilino, siempre. Las preguntas sobre si una unidad específica está cubierta por control de renta o por causa justa, los aumentos permitidos y montos de reubicación vigentes, y los trámites ante el Rent Board, van al Rent Board de San Francisco. La siguiente pregunta que suelen hacerme es cómo afecta la ocupación al precio, al número de compradores o al financiamiento del comprador. Esa no es mi área para responderla en abstracto, porque la respuesta honesta depende de hechos legales de sus arrendamientos específicos que yo no soy la persona indicada para evaluar, y prefiero mandarlo con quien sí puede antes que darle una suposición segura de sí misma. Dígame qué está considerando y lo conecto con un abogado de propietario e inquilino, y con un prestamista que trabaje con propiedad ocupada, antes de hablar de precio. Fuentes SF Rent Board, Overview of just cause evictions , para la regla del cambio de propietario. SF Rent Board, Disclosure of rights to tenants before and after sale , para los requisitos de la Sección 37.9(k) y la divulgación del comprador a 30 días. SF.gov, Learn about San Francisco rental laws , para la distinción entre control de renta y control de desalojo y la línea del 13 de junio de 1979. Verificado contra las fuentes anteriores el 1 de agosto de 2026. Las cifras de reubicación citadas vencen el 28 de febrero de 2027. Esta página es información general, no asesoría legal. Paulo's Pulse App Vea Paulo's Pulse App detrás de esto. Las cifras gobernadas del MLS de San Francisco detrás de esta página, actualizadas cada semana. Abrir Pulse On Today's Market → Puntos clave Una venta, por sí sola, no es causa justa de desalojo, y la Ciudad le exige decírselo por escrito a sus inquilinos. El control de renta y la protección de desalojo por causa justa son cosas distintas. La mudanza del dueño y la Ley Ellis están estrictamente condicionadas, conllevan pagos de reubicación y se registran. Los montos de reubicación se publican y cambian cada año. Los citados aquí vencen el 28 de febrero de 2027. Contrate a un abogado de propietario e inquilino antes de listar, no después de recibir una oferta. Pídamelo y lo conecto con el abogado y el prestamista que manejan esto. No es pregunta para adivinar. Lectura relacionada ¿Vender o rentar mi casa en San Francisco? El costo de vender una casa en San Francisco Cómo leer las divulgaciones en San Francisco Para inversionistas pequeños Cuándo vender su casa en San Francisco ¿Quiere ayuda para pensarlo? Exactamente el tipo de decisión con la que ayudo. Sin presión, solo una lectura clara. En español o en inglés. Envíe un texto a Paulo Hablar de mis opciones Leer las preguntas frecuentes O llame al (408) 834-9161 - paulo@levelupgroup.com

## Guías de Vecindarios de San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vecindarios/

Vecindarios San Francisco, vecindario por vecindario. Trabajo en toda la ciudad, y en Marin, el East Bay y la Península cuando la búsqueda lleva hacia allá. Estas guías empiezan donde mi conocimiento cuadra por cuadra es más profundo: Central Richmond, el Distrito de Richmond, el Sunset y los vecindarios cercanos. Reflejan cómo se siente la ciudad realmente a pie y en bicicleta, no un folleto. Vienen más guías en camino. Guía disponible Parque / espacio abierto El color de relleno indica el distrito SFAR Elige un vecindario Pasa el cursor sobre el mapa para ver un vecindario. Haz clic para fijarlo aquí, con puntajes de habitabilidad y el detalle de mercado más reciente. El Bike Score refleja el terreno del vecindario (más plano sube, colinas empinadas bajan). Walk Score y Transit Score son valores de muestra a la espera de una caché de Walk Score. El clima es el microclima típico. Compare de un vistazo Cualitativo, de caminar y pedalear estas cuadras. Para las cifras actuales detrás de ellos, vea Paulo's Pulse App abajo. 1 2 3 Paulo's Pulse App Vea Paulo's Pulse App por distrito y vecindario. Venta sobre lista, mediana de precio, días en mercado y porcentaje sobre lista de cada distrito de San Francisco y 86 vecindarios, actualizado cada semana. Abrir Pulse On Today's Market → ¿Y desde aquí a dónde? Sea cual sea el vecindario que le atraiga, las siguientes preguntas son las mismas: ¿es el ajuste correcto, y una propiedad determinada vale la pena? Ahí es donde ayudo. Si está comprando Si está vendiendo Si está invirtiendo ¿No sabe qué vecindario le queda? Cuénteme cómo vive y qué le importa. Le ayudo a acotarlo con honestidad. Envíe un texto a Paulo Hablar de mis opciones O llame al (408) 834-9161 - paulo@levelupgroup.com

## Reseñas e Historias de Clientes | Paulo Serna, Bienes Raíces San Francisco
URL: https://www.pauloserna.com/es/resenas/

Reseñas e historias de clientes Cómo es trabajar conmigo, en palabras de mis clientes. Reseñas reales de clientes reales, citadas palabra por palabra de mi perfil público de Google , donde actualmente tengo una calificación de 5.0. Solo publico reseñas verificadas que puedo respaldar. Se muestran en su idioma original para preservar su autenticidad. “I've worked with Paulo for three years on multiple transactions. He is smart, savvy and has excellent follow thru. Highly recommend!” - Michael - Reseña de Google “Paulo has been an excellent partner in our home search in San Francisco. He's responsive, organized, and actually listens to what you're looking for instead of just showing you whatever's available. He comes prepared, follows up when he says he will, and genuinely feels like someone who's in your corner. Highly recommend him if you're navigating the SF Bay Area market.” - Herman - Reseña de Google “He's honest, transparent, and genuinely looks out for your best interests. Paulo takes the time to explain everything clearly and makes you feel confident throughout the process. If you're looking for someone trustworthy and professional, I highly recommend him!” - Daniel - Reseña de Google “Working with Paulo has been a great experience. He genuinely takes the time to understand your goals and helps you think strategically about real estate and long-term growth. He's knowledgeable, transparent, and always willing to walk through the numbers so you can make confident decisions.” - German - Reseña de Google “Paulo has a keen eye to find value on the properties he shows around the city. Always putting your interests first, he goes above and beyond to make sure you are comfortable with one of the most important decisions you make in your life.” - Alejandro - Reseña de Google “Paulo was a pleasure to work with as our real estate agent. He was very knowledgable about the local neighborhood and market trends. His upbeat attitude and personality made him easy to work with and ask questions to. Highly recommend and would no doubt use him again.” - Andrew - Reseña de Google “...the gentleman of unreasonable hospitality and great service. Thank you for being a master of your craft.” - Marino - Reseña de Google “Paulo is genuinely keen on helping his clients to build a brighter future! Best advisor!” - German A. - Reseña de Google ¿Hemos trabajado juntos? Una reseña honesta ayuda a la siguiente persona a decidir en quién confiar para la compra más grande de su vida. Le agradecería la suya. Dejar una reseña en Google Leer todas las reseñas en Google ¿Quiere referencias para su situación? Pregúnteme directamente. Con gusto lo conecto con clientes pasados cuya situación se parecía a la suya. Envíe un texto a Paulo Hacerle una pregunta a Paulo O llame al (408) 834-9161 - paulo@levelupgroup.com

## Política de Privacidad | Paulo Serna, Bienes Raíces San Francisco
URL: https://www.pauloserna.com/es/privacidad/

Legal Política de Privacidad Cómo se recopila y usa la información en este sitio. Última actualización: junio de 2026. Esta Política de Privacidad explica cómo Paulo Serna ("yo", "me" o "mi") maneja la información recopilada a través de este sitio web. Al usar este sitio o contactarme, usted acepta esta política. Información que recopilo Cuando envía el formulario de contacto, recopilo la información que usted proporciona, como su nombre, correo electrónico, teléfono y mensaje. Si la analítica está habilitada, pueden recopilarse datos de uso básicos y agregados (como páginas visitadas y ubicación general) mediante herramientas como Google Analytics para ayudar a mejorar el sitio. Este sitio no vende su información personal. Cómo uso su información Uso la información que usted proporciona para responder a su consulta y dar seguimiento sobre los servicios de bienes raíces que solicitó. No compartiré sus datos de contacto con terceros no relacionados para su propio marketing sin su consentimiento. Cookies y analítica Este sitio puede usar cookies y tecnologías similares para funcionalidad básica y, si está habilitada, analítica. Puede controlar las cookies en la configuración de su navegador. Deshabilitar las cookies puede afectar algunas funciones. Sus opciones Puede pedirme acceder, corregir o eliminar la información personal que haya enviado, y puede optar por no recibir más comunicación en cualquier momento respondiendo a cualquier mensaje o contactándome directamente. Contacto ¿Preguntas sobre esta política? Escriba a paulo@levelupgroup.com o llame al (408) 834-9161 . Esta plantilla se proporciona como información general y no es asesoría legal. Debe ser revisada por un abogado calificado y ajustada a los requisitos de su correduría y a la ley aplicable (incluyendo CCPA/CPRA).

## Términos de Uso | Paulo Serna, Bienes Raíces San Francisco
URL: https://www.pauloserna.com/es/terminos/

Legal Términos de Uso Los términos que rigen su uso de este sitio web. Última actualización: junio de 2026. Solo información Este sitio web se proporciona con fines informativos generales por Paulo Serna, agente de bienes raíces con licencia de California (CA DRE# 02150409) afiliado a Compass y Level Up Group. Nada en este sitio es asesoría legal, fiscal, financiera ni de inversión, y nada aquí crea una relación de agencia o de cliente. Una relación de representación se forma únicamente mediante un acuerdo escrito y firmado. Sin garantías Los mercados de bienes raíces, las condiciones de las propiedades y los resultados varían. Toda la información se considera confiable pero no está garantizada y debe verificarse de forma independiente. Cualquier cifra de mercado mostrada es ilustrativa salvo que tenga fuente y fecha. No se promete ningún resultado, precio o retorno específico. Igualdad de Oportunidades de Vivienda Estoy comprometido con los principios de la Ley de Vivienda Justa y la Igualdad de Oportunidades. No discrimino por raza, color, religión, sexo, discapacidad, estado familiar, origen nacional, orientación sexual, identidad de género, fuente de ingresos ni ninguna otra clase protegida. Enlaces de terceros Este sitio puede enlazar a sitios web de terceros por conveniencia. No soy responsable del contenido ni de las prácticas de esos sitios. Propiedad intelectual El contenido de este sitio es propiedad de Paulo Serna salvo que se indique lo contrario y no puede reproducirse sin permiso. Contacto ¿Preguntas? Escriba a paulo@levelupgroup.com o llame al (408) 834-9161 . Esta plantilla se proporciona como información general y no es asesoría legal. Debe ser revisada por un abogado calificado y por su correduría.

## Recursos para Compradores Primerizos, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/compradores/recursos/primera-vez/

Compradores primerizos Su primera compra en San Francisco, un paso tranquilo a la vez. Comprar aquí puede sentirse como una competencia destinada a perder. No lo es, una vez que tiene un plan y alguien leyendo los mismos detalles que el agente de venta espera que usted pase por alto. Este es el orden por el que llevo a los compradores primerizos. 1. Empiece por su presupuesto real No el máximo que apruebe un prestamista. Su presupuesto real incluye reservas y el costo de cualquier trabajo que la propiedad necesite. Definimos el número que puede cargar con holgura y luego buscamos un poco por debajo, para tener espacio de competir. Más en lo que los primeros compradores pasan por alto . 2. Preanalícese por completo Una preaprobación fuerte y actual, idealmente un expediente totalmente preanalizado, es lo que le deja escribir una oferta competitiva con confianza. Si considera un TIC, necesita una preaprobación de un prestamista de TIC real, que es un producto distinto a un préstamo de condominio estándar. 3. Aprenda a leer un paquete de divulgación Los paquetes de San Francisco son gruesos por una razón: inspecciones, reportes, historial de permisos y declaraciones del vendedor viven ahí. Los leemos juntos y le señalo lo que importa. Empiece con cómo leer las divulgaciones . 4. Entienda la condición y el costo a largo plazo Una casa que se ve hermosa puede ser cara de mantener. Miramos cimientos, techos, drenaje y el costo honesto de tener un lugar durante una década, en cómo la condición afecta el valor a largo plazo . 5. Considere un TIC como su entrada En un mercado de precios altos e inventario bajo, un TIC es a menudo cómo un comprador primerizo entra a un vecindario que de otro modo no podría pagar, normalmente entre un diez y un quince por ciento por debajo de un condominio comparable. Es una opción real, con disyuntivas reales que conviene entender primero. La guía de condominio o TIC lo recorre todo, y la guía de cuotas de HOA explica los costos mensuales de cualquiera de las dos opciones. 6. Escriba una oferta que gane limpio El precio es solo una palanca. Los términos y la relación a menudo deciden. Vea cómo lograr que acepten su oferta , y luego construimos la suya juntos. En resumen: su primera movida debe ser tranquila e informada. Bajamos la decisión a la velocidad correcta, protegemos sus intereses y compramos algo que siga sintiéndose bien dentro de unos años. Paulo's Pulse App Vea dónde tienen espacio los compradores ahora. Precio de venta sobre lista y sobre el pedido por vecindario y tipo de propiedad, actualizado cada semana. Abrir Pulse On Today's Market → ¿Pensando en su primera compra? Hablemos de su horizonte y su presupuesto. La primera conversación es solo eso, sin presión. Envíe un texto a Paulo Hablar de comprar en San Francisco Volver a recursos O llame al (408) 834-9161 - paulo@levelupgroup.com

## Recursos para Mudarse de Casa, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/compradores/recursos/mudarse/

Mudarse o comprar de nuevo Ya lo ha hecho antes. Ahora se trata de las disyuntivas. Si ya es dueño, la pregunta rara vez es cómo funciona el proceso. Es qué disyuntivas valen la pena, cómo coordinar dos transacciones y qué necesita hacer esta próxima propiedad por usted en los próximos cinco, diez y veinte años. Casa sola vs. condominio vs. TIC En rangos de precio más altos, la elección es tanto de estilo de vida y riesgo como de precio. Para el comprador con experiencia un TIC es menos una jugada de accesibilidad y más una pregunta de valor: más espacio o mejor ubicación por dólar, frente a un financiamiento más estrecho y un grupo de reventa más pequeño. La guía de condominio o TIC expone toda la disyuntiva, y la guía de cuotas de HOA cubre el costo mensual y el riesgo de reservas de cada una. Condición vs. ubicación La decisión de mudarse suele reducirse a si pagar por la casa terminada en la ubicación aceptable o la casa más sencilla en la ubicación que de verdad quiere. Mi formación ayuda aquí: leemos lo que un edificio costará de verdad mantener antes de cambiar. Vea cómo la condición afecta el valor a largo plazo . Coordinar dos transacciones Comprar y vender a la vez es su propio rompecabezas. Si vender primero, comprar primero o usar un puente depende de su capital, su tolerancia al riesgo y el mercado de ambos lados. Si pesa quedarse con su lugar actual, empiece con vender o rentar mi casa en San Francisco , y la página de vendedores para el lado de la venta. Estrategia de oferta en la punta de su rango La ventaja cambia por segmento y vecindario, y la oferta más fuerte rara vez es la más alta. Vea cómo lograr que acepten su oferta y cómo pensar la estrategia de oferta , ancladas en los datos de su segmento en Paulo's Pulse App. Y cuándo esperar A veces la jugada correcta es conservar lo que tiene. Si cambiar lo estira demasiado o las cuentas no cierran a unos años, lo diré. Una buena movida debe seguir sintiéndose bien mucho después de desempacar las cajas. Paulo's Pulse App Vea cómo se mueve su segmento. Medianas y tendencias por banda de precio y tipo de propiedad en la ciudad, actualizado cada semana. Abrir Pulse On Today's Market → ¿Planeando su próxima movida? Mapeemos juntos las disyuntivas y los tiempos, sin presión para actuar antes de que sea el momento. Envíe un texto a Paulo Planear mi próxima movida Volver a recursos O llame al (408) 834-9161 - paulo@levelupgroup.com

## Vender para Comprar su Siguiente Casa, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vendedores/recursos/vender-para-comprar/

Vender para comprar Vender su casa para comprar la siguiente. La movida más común en San Francisco, y la más difícil de cronometrar. Así se encajan la venta y la compra sin perder el equilibrio. El rompecabezas central: dos transacciones, una vida La mayoría de los vendedores de San Francisco también son compradores, y lo difícil es encajar las dos. La secuencia correcta depende de su capital, su flujo de efectivo, su tolerancia al riesgo y qué tan competitivo es su mercado de compra. No hay una sola respuesta correcta, solo la que le queda a su situación. Vender primero, comprar primero o usar un puente Vender primero le da certeza sobre su neto y su presupuesto, pero puede dejarlo rentando o mudándose dos veces. Comprar primero le deja mudarse una vez, pero carga dos pagos hasta que cierre su venta, y puede requerir un préstamo puente o términos condicionados. Mapeamos las opciones contra sus números reales y su tolerancia al traslape. Su neto alimenta su próximo enganche Con lo que se quede se fija su próximo poder de compra, así que empezamos por una hoja neta honesta. Vea el costo de vender , y luego lo conectamos con su presupuesto de compra. Cronometrar ambos mercados Vender y comprar en el mismo mercado corta en ambos sentidos: un mercado fuerte sube su venta y su precio de compra juntos. Cronometramos el lanzamiento y la búsqueda para que se apoyen en vez de chocar. El lado del comprador está en la ruta del comprador que se muda a algo más grande . Y quizá conserve en su lugar A veces conservar su casa actual como renta y comprar la siguiente es la mejor jugada a largo plazo. Si está sobre la mesa, empiece con vender o rentar . Paulo's Pulse App Vea los números actuales de su vecindario. Medianas, precio de venta sobre lista y días en el mercado por vecindario y tipo de propiedad, actualizado cada semana. Abrir Pulse On Today's Market → ¿Quiere una lectura honesta de su situación? Dígame su meta y su horizonte y le digo la jugada inteligente, aunque sea esperar. Sin presión. Envíe un texto a Paulo Hablar de mis opciones Volver a recursos O llame al (408) 834-9161 - paulo@levelupgroup.com

## Vender una Renta o Propiedad de Inversión, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vendedores/recursos/propiedad-de-inversion/

Propiedad de inversión Vender una renta o propiedad de inversión. Vender o seguir conservando, intercambios 1031, control de renta y ventas con inquilinos. Las disyuntivas con honestidad, y los profesionales correctos en la mesa. Primera pregunta: ¿vender o seguir conservando? Antes de hablar de listar una renta, hablamos de si vender le gana a conservar. El flujo de efectivo, la apreciación, sus otras metas y el panorama fiscal importan. Empiece con vender o rentar , y vea asesoría para pequeños inversionistas para el análisis de conservar. Lo fiscal es real: 1031 y ganancias de capital Vender una propiedad de inversión puede activar ganancias de capital y recaptura de depreciación, y un intercambio 1031 puede dejarle diferir eso al rodar a otra propiedad de inversión bajo reglas y plazos estrictos. Es territorio genuinamente especializado. No soy asesor fiscal ni abogado; señalo los temas temprano y coordino con su contador y un intermediario calificado para que nada se pase. Vea el costo de vender para el panorama neto más amplio. Control de renta y ventas con inquilinos Vender un edificio con inquilinos en su lugar, sobre todo bajo el control de renta y las protecciones a inquilinos de San Francisco, cambia su grupo de compradores, su plazo y sus opciones. Las reglas son específicas y consecuentes, así que planeamos el enfoque con cuidado e involucramos a la asesoría legal correcta. La lectura honesta es que esto es específico de la propiedad y lleno de detalles. Fijar el precio de una propiedad de ingresos Los compradores de inversión analizan sobre números, rentas, gastos y condición, más que sobre acabados. Posicionamos el edificio ante el público que lo valora, con finanzas limpias y una historia clara. Los fundamentos de precio están en cómo fijar el precio de su casa . Paulo's Pulse App Vea los números actuales de su vecindario. Medianas, precio de venta sobre lista y días en el mercado por vecindario y tipo de propiedad, actualizado cada semana. Abrir Pulse On Today's Market → ¿Quiere una lectura honesta de su situación? Dígame su meta y su horizonte y le digo la jugada inteligente, aunque sea esperar. Sin presión. Envíe un texto a Paulo Hablar de mis opciones Volver a recursos O llame al (408) 834-9161 - paulo@levelupgroup.com

## Reducir o Liquidar Capital, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vendedores/recursos/reducir-tamano/

Reducir tamaño Reducir o liquidar su capital. Convertir años de capital en su próxima movida, con un ojo claro en las ganancias de capital, la preparación y lo que viene después de la venta. Convertir capital en su próximo capítulo Tras años o décadas en una casa, una venta es menos una transacción que una transición. La meta es convertir capital ganado con esfuerzo en la vida que quiere después, con el menor peso fiscal y estrés posible. Empezamos por lo que de verdad neta; vea el costo de vender . La pregunta de las ganancias de capital Las casas conservadas por mucho tiempo pueden cargar grandes ganancias. Muchos vendedores de residencia principal excluyen hasta $250,000 de ganancia ($500,000 casados declarando en conjunto) si cumplen las pruebas de propiedad y uso, pero la ganancia por encima puede ser gravable, y su base de costo y mejoras importan. Esta es una conversación para su contador, temprano, y me aseguro de que ocurra antes de listar, no después. Preparar una casa que ha amado mucho tiempo Las casas vividas por muchos años a menudo necesitan preparación enfocada: despejar décadas de vida, atender mantenimiento diferido y actualizaciones ligeras que ayudan a los compradores a ver el potencial. Apuntamos al trabajo de mayor retorno, no a un proyecto de fondo. Vea cómo preparar su casa para vender . Cronometrar la mudanza y lo que viene después Reducir a menudo significa coordinar la venta con donde vaya después, un lugar más pequeño en la ciudad, una mudanza para estar cerca de la familia, o fuera del área por completo. Lo cronometramos para que no vaya apurado, y si su próxima parada es fuera de San Francisco, la ruta de reubicación lo cubre. Paulo's Pulse App Vea los números actuales de su vecindario. Medianas, precio de venta sobre lista y días en el mercado por vecindario y tipo de propiedad, actualizado cada semana. Abrir Pulse On Today's Market → ¿Quiere una lectura honesta de su situación? Dígame su meta y su horizonte y le digo la jugada inteligente, aunque sea esperar. Sin presión. Envíe un texto a Paulo Hablar de mis opciones Volver a recursos O llame al (408) 834-9161 - paulo@levelupgroup.com

## Recursos para Vendedores Primerizos, San Francisco | Paulo Serna
URL: https://www.pauloserna.com/es/vendedores/recursos/primera-vez/

Vendedores primerizos Vender su casa por primera vez. Todo el proceso, desmitificado: costos, preparación, divulgaciones, precio y qué esperar en cada paso, con alguien leyendo los detalles por usted. Qué implica de verdad vender Si esta es su primera venta, el proceso puede sentirse opaco. No tiene por qué. El arco es aproximadamente: decidir si vender, construir una hoja neta, preparar la casa y el paquete de divulgación, fijar el precio, lanzar y comercializar, manejar ofertas y negociar, luego cerrar. Lo llevo por cada paso para que nada sea sorpresa. Conozca sus costos antes que nada A los vendedores primerizos los sorprenden más que nada los costos que salen de la venta. Empiece con el costo de vender para que planee alrededor de su neto real desde el primer día. Preparación y divulgaciones bien hechas En San Francisco, un paquete de divulgación fuerte y organizado y una preparación inteligente y dirigida protegen su resultado y su tranquilidad después del cierre. Vea cómo preparar su casa para vender y qué arreglar antes de vender . Precio y cronometraje, explicados Dos decisiones impulsan su resultado más que cualquier otra. Aprenda cómo pienso ambas en cómo fijar el precio de su casa y cuándo vender . No hará esto solo Mi trabajo es hacer que una primera venta se sienta tranquila y clara: explicar cada paso, proteger sus intereses y darle orientación honesta, incluso decirle si esperar o rentar le sirve mejor. Paulo's Pulse App Vea los números actuales de su vecindario. Medianas, precio de venta sobre lista y días en el mercado por vecindario y tipo de propiedad, actualizado cada semana. Abrir Pulse On Today's Market → ¿Quiere una lectura honesta de su situación? Dígame su meta y su horizonte y le digo la jugada inteligente, aunque sea esperar. Sin presión. Envíe un texto a Paulo Hablar de mis opciones Volver a recursos O llame al (408) 834-9161 - paulo@levelupgroup.com

## Mudarse de San Francisco: Vender su Casa | Paulo Serna
URL: https://www.pauloserna.com/es/vendedores/recursos/mudarse-de-san-francisco/

Reubicación Vender su casa y mudarse de San Francisco. Irse suma un segundo mercado y mucha logística. Así se cronometra su venta, se maneja la mudanza y no se pagan dos casas más tiempo del necesario. Vender aquí mientras aterriza en otro lugar Dejar San Francisco suma un segundo mercado y mucha logística a una decisión ya grande. Las dos preguntas principales son cómo cronometrar su venta contra a donde va, y cómo manejar la mudanza misma sin pagar dos casas más tiempo del necesario. Cronometrar dos mercados Si compra donde aterriza, está coordinando una venta en San Francisco con una compra en un mercado que puede moverse con un ritmo completamente distinto. Planeamos la secuencia, vender primero, comprar allá primero o usar un puente, alrededor de sus finanzas y su horizonte, igual que vender para comprar localmente , solo que a mayor distancia. Su neto, y el ángulo fiscal de irse Empiece con su neto , incluido el impuesto de transferencia de San Francisco que paga el vendedor y la exclusión de ganancias de capital de residencia principal. Cambiar su estado de residencia también puede tener implicaciones fiscales que vale la pena plantear a su contador antes de vender, no después. ¿De verdad es San Francisco lo que deja, o el lado oeste? A veces el jalón es por más espacio o sol y no por una región distinta. Si pesa alternativas cercanas, las comparaciones en San Francisco vs. Marin y San Francisco vs. la Península pueden replantear la decisión antes de comprometerse a una mudanza más larga. Vender a distancia, resuelto Muchos de mis vendedores ya se fueron, o están por irse, cuando su casa se lista. Manejo la preparación, los proveedores y la venta en el terreno para que usted se enfoque en su próximo lugar, no en coordinar contratistas desde lejos. Paulo's Pulse App Vea los números actuales de su vecindario. Medianas, precio de venta sobre lista y días en el mercado por vecindario y tipo de propiedad, actualizado cada semana. Abrir Pulse On Today's Market → ¿Quiere una lectura honesta de su situación? Dígame su meta y su horizonte y le digo la jugada inteligente, aunque sea esperar. Sin presión. Envíe un texto a Paulo Hablar de mis opciones Volver a recursos O llame al (408) 834-9161 - paulo@levelupgroup.com

## Condominios Nuevos en San Francisco | Directorio Verificado | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/

Desarrollos Nuevos Condominios nuevos en San Francisco. Un directorio práctico de 97 edificios de condominios de construcción nueva, cada uno verificado contra los registros del desarrollador, del arquitecto y de la ciudad. Encuentre uno en el mapa, o filtre por zona. ¿Va a visitar un edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Por qué importa Dónde están en realidad Pase el cursor por un punto para ver el nombre y la dirección, haga clic para abrir el edificio. El filtro por zona de abajo también aplica al mapa. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Todas las zonas Transbay y East Cut South Beach y el Embarcadero Mission Bay Dogpatch y Potrero Hill SoMa y Yerba Buena El Mission Hayes Valley y Civic Center Castro, Duboce Triangle y Cole Valley Pacific Heights, Marina y el norte Downtown, Nob Hill y Van Ness El oeste y suroeste de San Francisco Otras zonas de San Francisco 1 Hawthorne 1 Hawthorne St - SoMa 2010 - 165 viviendas - EHDD Architecture 1001 Seventeenth 1001 17th St - Potrero Hill 2016 - 26 viviendas 1050 Valencia 1050 Valencia St - Mission District 12 viviendas - Stephen Antonaros Architect 1145 Polk 1145 Polk St - Polk Gulch 54 viviendas 1188 Valencia 1188 Valencia St - Mission District 2016 - 49 viviendas - RG Architecture 1198 Valencia 1198 Valencia St - Mission District 52 viviendas 1238 Sutter 1238 Sutter St - Lower Nob Hill/Van Ness corridor 2018 - 37 viviendas 1288 Howard 1288 Howard St - SoMa 146 viviendas - LDP Architecture 1400 Mission 1400 Mission St - SoMa/Mid-Market 2016 - 190 viviendas - Brand + Allen Architects 1433 Bush 1433 Bush St - Lower Nob Hill 32 viviendas - Alan Tse 1450 Franklin 1450 Franklin St - Lower Pacific Heights/Van Ness corridor 2017 - 67 viviendas - BDE Architecture 1515 15th 1515 15th St - Mission District/Potrero Hill 2014 - 40 viviendas - Stanley Saitowitz | Natoma Architects 1598 Bay 1598 Bay St - Marina 2018 - 28 viviendas - BDE Architecture 1600 Market Street 1600 Market St - Hayes Valley/Duboce Triangle 24 viviendas - Forum Design Ltd. 1645 Pacific 1645 Pacific Ave - Polk Gulch/Russian Hill 2014 - 39 viviendas - Richard Beard Architects 181 Fremont 181 Fremont St - Transbay/East Cut 2018 - 67 viviendas - Heller Manus Architects 1868 Van Ness Ave 1868 Van Ness Ave - Van Ness corridor 2000 Ellis 2000 Ellis St - Anza Vista 2177 Third 2177 Third St - Dogpatch 2020 - 114 viviendas - Woods Bagot 2238 Market 2238 Market St - Duboce Triangle 2022 - 44 viviendas - BAR Architects 288 Pacific 288 Pacific Ave - Jackson Square 2018 - 33 viviendas - Handel Architects 300 Cornwall 300 Cornwall St - Inner Richmond 2013 - 6 viviendas - Kennerly Architecture and Planning 300 Ivy 300 Ivy St - Hayes Valley 2014 - David Baker Architects 311 Grove 311 Grove St - Hayes Valley 2020 - 8 viviendas - Edmonds + Lee Architects 3333 California 3333 California St - Presidio Heights/Laurel Heights En construcción - 744 viviendas - BAR Architects 35 Dolores 35 Dolores St - Mission Dolores/Duboce Triangle 2015 - 37 viviendas - Levy Design Partners 3500 19th Street 3500 19th St - Mission District 2014 - 17 viviendas - Sternberg Benjamin Architects 388 Fulton 388 Fulton St - Hayes Valley 2016 - 69 viviendas - David Baker Architects 400 Grove 400 Grove St - Hayes Valley 2015 - 34 viviendas - Fougeron Architecture 411 Valencia 411 Valencia St - Mission District 450 Hayes 450 Hayes St - Hayes Valley 2016 - 41 viviendas - Handel Architects 6 Mint Plaza 6 Mint Plaza - SoMa 700 36th Ave 700 36th Ave - Outer Richmond 2021 - 6 viviendas - Shatara Architecture 719 Larkin 719 Larkin St - Tenderloin/Little Saigon 42 viviendas 750 2nd Street 750 2nd St - South Beach 2012 - 14 viviendas - Gould Evans Baum Thornley 8 Octavia 8 Octavia St - Hayes Valley 47 viviendas - Stanley Saitowitz | Natoma Architects 815 Tennessee St 815 Tennessee St - Dogpatch 2018 - 69 viviendas - BDE Architecture 829 Folsom 829 Folsom St - SoMa 2010 - 69 viviendas - FORMA LLC 870 Harrison 870 Harrison St - SoMa 22 viviendas 901 Tennessee 901 Tennessee St - Dogpatch 2019 - 44 viviendas - Workshop1 950 Tennessee 950 Tennessee St - Dogpatch 2020 - 100 viviendas - Handel Architects 99 Rausch 99 Rausch St - SoMa 112 viviendas - BAR Architects & Interiors Amero 1501 Filbert St - Cow Hollow 27 viviendas Arden 708-718 Long Bridge St - Mission Bay 2015 - 267 viviendas - Chris Dikeakos Architects Crimson 1490 Ocean Ave - Ingleside 15 viviendas Elevant 555 Golden Gate Ave - Civic Center 55 viviendas - RG Architecture Four Seasons Private Residences 706 Mission St - SoMa/Yerba Buena 2021 - 158 viviendas - Handel Architects Fulton 555 555 Fulton St - Hayes Valley 139 viviendas - Ian Birchall and Associates Icon 2299 Market St - Castro 18 viviendas - Ian Birchall and Associates Jones Homes SoMa Knox 645 Texas St - Potrero Hill 2017 - 91 viviendas - BDE Architecture La Maison 241 10th St - SoMa 28 viviendas Laguna Hayes 580 Hayes St - Hayes Valley 29 viviendas - Sternberg Benjamin Architects Linea 8 Buchanan St - Hayes Valley/Duboce Triangle 2014 - 115 viviendas - Bernardo Fort-Brescia Lumina 201 Folsom St - South Beach 2015 - Arquitectonica Luxe 1650 Broadway St - Pacific Heights 34 viviendas - Forum Design M@1875 1875 Mission St - Mission District Maison Au Pont 2448 Lombard St - Marina 43 viviendas - RG Architecture Millwheel North 1275 Indiana St - Dogpatch 39 viviendas Mira 280 Spear St - South Beach 2020 - 392 viviendas - Studio Gang Murano 3131 Pierce St - Cow Hollow 2021 - 22 viviendas - Handel Architects Noir San Francisco Ocean Avenue West 1117 Ocean Ave - Ingleside One Franklin 1 Franklin St - Hayes Valley 35 viviendas One Mission Bay 1000 Third St - Mission Bay One Steuart Lane 1 Steuart Ln - South Beach 2020 - 120 viviendas - Skidmore OneEleven 588 Minna St - SoMa Onyx 300-310 Carolina St - Potrero Hill Park Lane 1100 Sacramento St - Nob Hill Ritz-Carlton Residences 690 Market St - Financial District 2007 - Burnham and Root original 1890 building Rockwell 1688 Pine St - Lower Pacific Heights Kwan Henmi Rowan 346 Potrero Ave - Potrero Hill/Mission District 2016 - Handel Architects Sapphire 252 9th St - SoMa Serif 950 Market St - SoMa 2022 - 242 viviendas - Handel Architects Seventy2 72 Townsend St - South Beach 74 viviendas Sol Lux Alpha 685 Florida St - Mission District 4 viviendas Stage 1075 1075 Market St - SoMa 2018 - 90 viviendas - Levy Design Partners Summit 800 800 Brotherhood Way - Parkmerced/Ingleside 182 viviendas The 36 3620 Cesar Chavez St - Mission District Sternberg Benjamin Architects The Alexandria 369 18th Ave - Outer Richmond 43 viviendas - Elevation Architects The Austin 1545 Pine St - Van Ness corridor 2017 - 100 viviendas - BDE Architecture The Avery 488 Folsom St - Transbay/East Cut 2019 - 118 viviendas - OMA The Century 2200 Market St - Duboce Triangle/Castro 22 viviendas The Crescent on Nob Hill 875 California St - Nob Hill 2020 - 44 viviendas - Robert A.M. Stern Architects The District 2655 Bush St - Lower Pacific Heights 2016 - KTGY The Harrison 401 Harrison St - South Beach 2014 - 299 viviendas - Solomon Cordwell Buenz The Heights 2829 California St - Pacific Heights 2013 - 13 viviendas - RG Architecture The Monarch 51 Innes St - Hunters Point/Bayview The Nopa 1811 Turk St - NoPa (North of Panhandle) 7 viviendas The Pacific 2121 Webster St - Pacific Heights 2016 - Handel Architects The Palace at Washington Square 1731 Powell St - North Beach 2018 The San Francisco Shipyard 52 Kirkwood Ave - Hunters Point/Bayview En construcción The Stanyan 1 Stanyan St - Lone Mountain/Inner Richmond 2018 - 13 viviendas - Sternberg Benjamin Architects The Westerly 2800 Sloat Blvd - Outer Sunset Union House 1515 Union St - Russian Hill/Van Ness corridor 2020 - 41 viviendas - Handel Architects V20 899 Valencia St - Mission District Kerman Morris Architects Vida 2558 Mission St - Mission District 2014 - 114 viviendas - Kwan Henmi La disponibilidad y los precios cambian constantemente, así que viven conmigo y no en la página. Pídame la lectura actual de cualquier edificio. Por qué esta lista es más corta que otras que ha visto La mayoría de los directorios de desarrollos nuevos de San Francisco se copian entre sí. En agosto de 2026 revisé cada edificio del mío contra los registros del desarrollador, del arquitecto y de la ciudad, y saqué las entradas que no resistieron la revisión. Algunas eran edificios de apartamentos de renta presentados como condominios. Una era una torre de oficinas. Varias eran proyectos aprobados hace años que nunca se construyeron, incluida una donde todavía opera una gasolinera en el terreno. Un directorio que enumera edificios en los que usted no puede comprar no es un recurso, es ruido. Lo que queda aquí es lo real, con los datos que pude documentar y nada que no pudiera. Traiga su propio agente antes de visitar. Cuando usted visita la galería de ventas de un desarrollo nuevo en San Francisco sin representación, el equipo en sitio trabaja para el desarrollador, no para usted, y muchos edificios le pedirán que renuncie a su derecho a representación independiente antes de mostrarle una unidad. Permítame registrarlo y acompañarlo en su primera visita y usted conserva un defensor de su lado de la mesa, por lo general sin costo para usted. Agende su visita antes de ir. Por qué un desarrollo nuevo es diferente Comprar construcción nueva no es como comprar una casa de reventa. Las personas en la galería de ventas son talentosas y serviciales, y trabajan para el desarrollador. El contrato es el contrato del desarrollador. El presupuesto del HOA es nuevo y en gran parte sin probar. Las amenidades son reales, y también lo son las cuotas que las pagan. Nada de eso es razón para evitar los edificios nuevos; muchos son excelentes. Es razón para entrar con su propia representación, leer todo con cuidado y comparar la unidad específica con lo que de verdad se está vendiendo cerca. Esa es la ayuda que ofrezco aquí: registrarlo con el edificio para que su representación quede protegida, acompañarlo a las muestras, leer el HOA y la garantía con usted, y darle una lectura honesta del valor, incluso cuando la respuesta honesta es una reventa en la misma cuadra o simplemente esperar. Qué reviso en cualquier edificio nuevo El presupuesto y las reservas del HOA. El historial del desarrollador, incluido cualquier historial de defectos de construcción en sus proyectos anteriores. La garantía. Qué cubren exactamente las cuotas y cómo es probable que se muevan una vez que el desarrollador entrega la asociación a los propietarios. Después comparamos la unidad específica con lo que de verdad se está cerrando cerca, no con la proyección de la galería. Mi experiencia en construcción sirve sobre todo en la primera parte, y no doy asesoría legal ni fiscal; para eso lo dirijo al profesional indicado. De dónde vienen las cifras de estas páginas Cada página de edificio muestra lo que de verdad se ha cerrado dentro de ese edificio en los últimos 24 meses, tomado de mi propia base de datos del MLS de San Francisco y no de un portal. Medianas, nunca promedios, porque un solo penthouse mueve un promedio y no le dice nada. Cuando un edificio ha tenido muy pocas ventas para sostener una mediana, la página lo dice y muestra el conteo en lugar de inventar precisión. Los precios de lista y la disponibilidad actual se quedan fuera de estas páginas a propósito, porque se desactualizan en días. Preguntas sobre desarrollos nuevos Las preguntas que los compradores de verdad me hacen antes de visitar un edificio nuevo en San Francisco. ¿Necesito mi propio agente para comprar un condominio de construcción nueva en San Francisco? No está obligado, pero casi siempre le conviene. El personal de ventas de la galería representa al desarrollador. Traer su propio agente le da a alguien que lee el contrato, el presupuesto del HOA y las ventas comparables a favor suyo. Solo regístreme con el edificio en su primera visita o antes, ya que varios desarrolladores no honran la representación externa si usted recorre el edificio por su cuenta primero. ¿Quién le paga a mi agente en un desarrollo nuevo? En la mayoría de las ventas de construcción nueva, el presupuesto de mercadeo del desarrollador cubre la comisión del lado del comprador, así que tenerme como su representante normalmente no le cuesta nada extra. Siempre confirmo por escrito los términos específicos de cada edificio antes de que usted dependa de ellos. ¿Debo registrarme yo mismo en la oficina de ventas? Regístrese, pero deje que lo haga con usted o por usted primero. Si firma solo, algunos edificios lo tratan como comprador sin representación para esa propiedad de ahí en adelante. Un mensaje antes de su visita protege su derecho a tener representación. ¿Construcción nueva o un condominio de reventa, qué es mejor? Depende de lo que usted valore. La construcción nueva ofrece garantías, sistemas modernos y amenidades, pero a menudo cuotas de HOA más altas y menos margen de negociación al principio. La reventa puede ofrecer más poder de negociación y un historial del edificio. Repaso los pros y contras de su situación con honestidad, incluso cuando la respuesta es esperar. ¿Qué debo revisar en el HOA de un edificio nuevo? Las reservas, el presupuesto, el historial del desarrollador, cualquier historial de defectos de construcción en sus proyectos anteriores, qué cubren realmente las cuotas y cómo es probable que se muevan una vez que el desarrollador entrega el HOA a los propietarios. Aquí es donde más importa una revisión cuidadosa, y donde ayuda mi experiencia en construcción. No doy asesoría legal ni fiscal; para esas preguntas lo dirijo al profesional indicado. ¿Por qué faltan algunos edificios de San Francisco en este directorio? Porque un directorio solo sirve si sus entradas son reales. En agosto de 2026 revisé cada edificio de esta lista contra los registros del desarrollador, del arquitecto y de la ciudad, y saqué los que no resistieron esa revisión. Algunos eran edificios de apartamentos de renta presentados como condominios. Uno era una torre de oficinas. Varios eran proyectos aprobados hace años que nunca se construyeron. Si no encuentra aquí el edificio que busca, pregúnteme y le diré qué es en realidad. ¿Planea visitar un edificio nuevo? Escríbame antes de visitar la galería. Lo registro, voy a la muestra y protejo su representación, por lo general sin costo para usted. Envíe un texto a Paulo Explorar vecindarios Cómo ayudo a compradores O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1 Hawthorne | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1-hawthorne/

Desarrollo nuevo - SoMa 1 Hawthorne Los ocho pisos inferiores son de concreto prefabricado y piedra caliza, dimensionados y detallados para convivir con los antiguos edificios industriales de ladrillo que lo rodean. La torre residencial se eleva desde esa base, de modo que el edificio se lee como dos cosas a la vez, un vecino bajo a pie de acera y una torre desde unas cuadras de distancia. La azotea alberga un jardín con zona de cocina y comedor al aire libre, orientado hacia el centro y el Bay Bridge. 1 Hawthorne St - SoMa, San Francisco El edificio, en breve Dirección 1 Hawthorne St Vecindario SoMa, San Francisco Desarrollador Jackson Pacific Ventures Arquitecto EHDD Architecture Terminado 2010 Pisos 24 Viviendas 165 Lo que de verdad se ha vendido aquí 18 ventas cerradas en 1 Hawthorne en los últimos 24 meses, la más reciente en julio de 2026. 72 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $914 Yerba Buena: $901 Cuota media de HOA $1,500 al mes Yerba Buena: $1,422 al mes Días medios en el mercado 50 Yerba Buena: 50 Compradores en efectivo 10 de 13 ventas con financiamiento reportado Precio medio por pie cuadrado $914 Este edificio $901 Yerba Buena Cuota media de HOA $1,500 Este edificio $1,422 Yerba Buena Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1 Hawthorne en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1 Hawthorne Vea viviendas en más de un nivel aquí, porque un piso dentro de la base de ocho pisos y un piso arriba en la torre le dan una luz y unas vistas muy distintas. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1 Hawthorne Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1 Hawthorne? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1001 Seventeenth | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1001-seventeenth/

Desarrollo nuevo - Potrero Hill 1001 Seventeenth Potrero Hill, cuatro pisos, veintiséis viviendas, terminado alrededor de 2016. Eso es casi todo lo que contiene el registro público sobre este edificio. No sobrevive ninguna página del desarrollador, ningún arquitecto lo reclama como suyo y la prensa especializada nunca lo cubrió. 1001 17th St - Potrero Hill, San Francisco El edificio, en breve Dirección 1001 17th St Vecindario Potrero Hill, San Francisco Terminado 2016 Pisos 4 Viviendas 26 Lo que de verdad se ha vendido aquí 3 ventas cerradas en 1001 Seventeenth en los últimos 24 meses, la más reciente en abril de 2026. 31 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,002 Potrero Hill: $1,013 Cuota media de HOA $494 al mes Potrero Hill: $635 al mes Días medios en el mercado 58 Potrero Hill: 19 Precio medio por pie cuadrado $1,002 Este edificio $1,013 Potrero Hill Cuota media de HOA $494 Este edificio $635 Potrero Hill Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1001 Seventeenth en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1001 Seventeenth Sin desarrollador ni arquitecto registrados, el estudio de reservas de la HOA y las actas de los últimos tres años son la única lectura real de cómo se ha administrado este edificio. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1001 Seventeenth Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1001 Seventeenth? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1050 Valencia | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1050-valencia/

Desarrollo nuevo - Mission District 1050 Valencia La pelea aquí fue por el estacionamiento, en concreto por que no hay ninguno. En mayo de 2015 un juez del Tribunal Superior detuvo la construcción tras concluir que la Junta de Apelaciones había abusado de su discreción, y la obra se reanudó después con cinco pisos. La planta baja alberga unos 3,300 pies cuadrados de espacio comercial bajo cuatro niveles residenciales. 1050 Valencia St - Mission District, San Francisco El edificio, en breve Dirección 1050 Valencia St Vecindario Mission District, San Francisco Desarrollador Valencia Hill LLC Arquitecto Stephen Antonaros Architect Pisos 5 Viviendas 12 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1050 Valencia en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1050 Valencia En este edificio no hay estacionamiento para automóviles, así que averigüe el precio de un espacio cercano o la tarifa mensual de un garaje antes de encariñarse con un plano. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1050 Valencia Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1050 Valencia? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1145 Polk | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1145-polk/

Desarrollo nuevo - Polk Gulch 1145 Polk Qué es exactamente esta dirección es algo que no está resuelto. Ahora aparece en portales de alquiler con el nombre Oran, y si se trata de un régimen de condominio no es algo que yo pueda confirmar. Lo que sí está claro es qué reemplazó: un edificio de tres pisos en el lado oeste de Polk Street que albergaba el Hemlock Tavern. 1145 Polk St - Polk Gulch, San Francisco El edificio, en breve Dirección 1145 Polk St Vecindario Polk Gulch, San Francisco Desarrollador Dolmen Property Group Viviendas 54 Conviene saberlo primero. Esta dirección aparece ahora en los portales de alquiler bajo el nombre Oran. No está resuelto si se trata de un régimen de condominio. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1145 Polk en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1145 Polk Pida primero que se obtengan el mapa registrado y los documentos rectores para confirmar si esto es de verdad un condominio, porque todo lo demás depende de esa respuesta. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1145 Polk Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1145 Polk? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1188 Valencia | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1188-valencia/

Desarrollo nuevo - Mission District 1188 Valencia Dos edificios en este tramo de Valencia llevan casi el mismo número, y este es el del 1188. Es de uso mixto, con 49 viviendas sobre cuatro espacios comerciales en planta baja y una terraza compartida en la azotea, con un total aproximado de 74,000 pies cuadrados. Su vecino en el 1198 es un edificio completamente distinto. 1188 Valencia St - Mission District, San Francisco El edificio, en breve Dirección 1188 Valencia St Vecindario Mission District, San Francisco Desarrollador JS Sullivan Arquitecto RG Architecture Terminado 2016 Viviendas 49 Sitio oficial 1188valencia.com Conviene saberlo primero. Este es un edificio distinto de 1198 Valencia, ubicado al lado. Los dos se confunden con facilidad. Lo que de verdad se ha vendido aquí 3 ventas cerradas en 1188 Valencia en los últimos 24 meses, la más reciente en junio de 2026. 21 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,021 Inner Mission: $935 Cuota media de HOA $608 al mes Inner Mission: $600 al mes Días medios en el mercado 21 Inner Mission: 34 Precio medio por pie cuadrado $1,021 Este edificio $935 Inner Mission Cuota media de HOA $608 Este edificio $600 Inner Mission Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1188 Valencia en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1188 Valencia Pregunte a qué están arrendados los cuatro espacios comerciales de la planta baja y cómo se fija su parte del presupuesto de la asociación, ya que en un edificio de este tamaño el espacio comercial que tiene debajo afecta tanto a su tranquilidad como a sus cuotas. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1188 Valencia Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1188 Valencia? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1198 Valencia | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1198-valencia-mission-sf-new-development/

Desarrollo nuevo - Mission District 1198 Valencia Cinco pisos y unos 55 pies, con aproximadamente 4,900 pies cuadrados de espacio comercial en planta baja y amenidades compartidas que incluyen un gimnasio, un salón para residentes, una terraza en la azotea y almacenamiento de bicicletas. El detalle de más peso no está en la lista de amenidades. Este edificio parece albergar una mezcla de viviendas que se vendieron y viviendas que se alquilan, y está justo al lado del 1188 Valencia, un proyecto aparte. 1198 Valencia St - Mission District, San Francisco El edificio, en breve Dirección 1198 Valencia St Vecindario Mission District, San Francisco Desarrollador The Lurie Group Pisos 5 Viviendas 52 Conviene saberlo primero. Este edificio parece albergar una mezcla de viviendas vendidas y alquiladas. Se ubica junto a 1188 Valencia, que es un edificio distinto, así que confirme a cuál de los dos corresponde cada propiedad en venta. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1198 Valencia en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1198 Valencia Confirme dos cosas antes de dedicarle tiempo real a un anuncio de aquí, que la dirección sea 1198 y no la del 1188 de al lado, y si la vivienda concreta es de propiedad o de alquiler. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1198 Valencia Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1198 Valencia? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1238 Sutter | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1238-sutter-sutter-north/

Desarrollo nuevo - Lower Nob Hill/Van Ness corridor 1238 Sutter El registro público sobre este edificio es escaso. Alberga 37 condominios de tipo estudio, de una recámara y de dos recámaras, con interiores de Michael Dadario. Prefiero decirlo así de claro antes que llenar la página de relleno. 1238 Sutter St - Lower Nob Hill/Van Ness corridor, San Francisco El edificio, en breve Dirección 1238 Sutter St Vecindario Lower Nob Hill/Van Ness corridor, San Francisco También conocido como Sutter North Terminado 2018 Pisos 9 Viviendas 37 Sitio oficial sutternorthsf.com Lo que de verdad se ha vendido aquí 4 ventas cerradas en 1238 Sutter en los últimos 24 meses, la más reciente en julio de 2026. 29 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $964 Van Ness / Civic Center: $780 Cuota media de HOA $542 al mes Van Ness / Civic Center: $1,090 al mes Días medios en el mercado 72 Van Ness / Civic Center: 45 Precio medio por pie cuadrado $964 Este edificio $780 Van Ness / Civic Center Cuota media de HOA $542 Este edificio $1,090 Van Ness / Civic Center Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1238 Sutter en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1238 Sutter Cuando hay tan poco publicado sobre un edificio, el presupuesto de la HOA, el estudio de reservas y un año de actas le dirán más que cualquier cosa que pueda leer en internet. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1238 Sutter Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1238 Sutter? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1288 Howard | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1288-howard/

Desarrollo nuevo - SoMa 1288 Howard Un callejón peatonal ajardinado atraviesa la manzana desde Howard Street hasta Natoma Street, flanqueado por viviendas y cruzado por arriba por puentes en el segundo piso. Ese pasaje, y no el frente a la calle, es la idea que organiza el proyecto. De las 146 viviendas, 129 son condominios a precio de mercado y 17 son unidades asequibles en el mismo sitio, junto con unos 14,000 pies cuadrados de espacio comercial. 1288 Howard St - SoMa, San Francisco El edificio, en breve Dirección 1288 Howard St Vecindario SoMa, San Francisco Desarrollador March Capital Management Arquitecto LDP Architecture Pisos 5 Viviendas 146 Lo que de verdad se ha vendido aquí 16 ventas cerradas en 1288 Howard en los últimos 24 meses, la más reciente en junio de 2026. 57 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,192 South of Market: $753 Cuota media de HOA $443 al mes South of Market: $706 al mes Días medios en el mercado 12 South of Market: 40 Compradores en efectivo 2 de 16 ventas con financiamiento reportado Precio medio por pie cuadrado $1,192 Este edificio $753 South of Market Cuota media de HOA $443 Este edificio $706 South of Market Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1288 Howard en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1288 Howard Si está considerando una vivienda que da al callejón, vuelva y quédese ahí de pie al anochecer, porque un pasaje que conecta dos calles se comporta de otra manera de noche que durante una visita a mediodía. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1288 Howard Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1288 Howard? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1400 Mission | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1400-mission-soma-new-development/

Desarrollo nuevo - SoMa/Mid-Market 1400 Mission De las 190 viviendas en venta, 167 se construyeron para cumplir con los requisitos de precio por debajo del mercado, lo que hace de este edificio una de las mayores concentraciones de vivienda en propiedad de precio por debajo del mercado de la ciudad. Esas viviendas se revenden a través de la lotería de la Mayor's Office of Housing y no en el mercado abierto, lo que cambia quién puede comprar, a qué precio y en qué plazo. En la planta baja, unos elevadores hidráulicos apilan 38 espacios de estacionamiento dentro de la huella del edificio. 1400 Mission St - SoMa/Mid-Market, San Francisco El edificio, en breve Dirección 1400 Mission St Vecindario SoMa/Mid-Market, San Francisco Desarrollador Tishman Speyer con Maracor Development Arquitecto Brand + Allen Architects Terminado 2016 Pisos 15 Viviendas 190 Conviene saberlo primero. La mayoría de las viviendas aquí, 167 de 190, se construyeron como unidades en propiedad de precio por debajo del mercado. La reventa de esas unidades está restringida mediante la lotería de la Mayor's Office of Housing, lo que cambia casi todo en la forma en que usted compraría o vendería una. Consúlteme antes de suponer que una propiedad en venta aquí es una reventa normal. Lo que de verdad se ha vendido aquí 8 ventas cerradas en 1400 Mission en los últimos 24 meses, la más reciente en julio de 2026. 33 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $450 South of Market: $753 Cuota media de HOA $604 al mes South of Market: $706 al mes Días medios en el mercado 174 South of Market: 40 Compradores en efectivo 1 de 8 ventas con financiamiento reportado Precio medio por pie cuadrado $450 Este edificio $753 South of Market Cuota media de HOA $604 Este edificio $706 South of Market Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1400 Mission en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1400 Mission Determine primero si la vivienda que está viendo es una de las 167 de precio por debajo del mercado o una de las 23 que no lo son, porque ese solo dato cambia toda la transacción. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1400 Mission Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1400 Mission? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1433 Bush | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-carlton-1433-bush/

Desarrollo nuevo - Lower Nob Hill 1433 Bush Entre 2013 y 2017 este proyecto se fue haciendo cada vez más pequeño. Los permisos se revisaron una y otra vez, y una propuesta original de 47 viviendas salió del proceso convertida en las 32 aprobadas en junio de 2017. El edificio, de unos 115 pies, se levanta en el antiguo terreno de City Rent-A-Car entre Polk Street y Van Ness Avenue, con espacio comercial a pie de banqueta, 26 espacios de estacionamiento y una terraza en la azotea con vista al centro. 1433 Bush St - Lower Nob Hill, San Francisco El edificio, en breve Dirección 1433 Bush St Vecindario Lower Nob Hill, San Francisco También conocido como The Carlton Desarrollador JS Sullivan Arquitecto Alan Tse Pisos 10 Viviendas 32 Sitio oficial 1433bushsf.com Lo que de verdad se ha vendido aquí 3 ventas cerradas en 1433 Bush en los últimos 24 meses, la más reciente en agosto de 2026. 16 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $995 Van Ness / Civic Center: $780 Cuota media de HOA $800 al mes Van Ness / Civic Center: $1,090 al mes Días medios en el mercado 18 Van Ness / Civic Center: 45 Precio medio por pie cuadrado $995 Este edificio $780 Van Ness / Civic Center Cuota media de HOA $800 Este edificio $1,090 Van Ness / Civic Center Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1433 Bush en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1433 Bush Hay 26 espacios de estacionamiento para 32 viviendas, así que consiga por escrito si el espacio está escriturado a la vivienda que le interesa o si lo asigna la asociación, porque no todas las viviendas aquí pueden tener uno. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1433 Bush Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1433 Bush? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1450 Franklin | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1450-franklin-in-pacific-heights/

Desarrollo nuevo - Lower Pacific Heights/Van Ness corridor 1450 Franklin La estructura es de acero, no del concreto que la mayoría de los compradores supone. La torre usa un sistema ConXtech de diseño y construcción integrados montado sobre una base de concreto de tres pisos, un planteamiento estructural poco habitual para un edificio residencial de gran altura en San Francisco. La base está detallada de forma más tradicional, en referencia al antiguo concesionario de automóviles que ocupaba Franklin y Bush, y la azotea tiene comedor al aire libre, sillones de descanso e instalaciones para cocinar. 1450 Franklin St - Lower Pacific Heights/Van Ness corridor, San Francisco El edificio, en breve Dirección 1450 Franklin St Vecindario Lower Pacific Heights/Van Ness corridor, San Francisco Desarrollador Village Properties Arquitecto BDE Architecture Terminado 2017 Pisos 12 Viviendas 67 Lo que de verdad se ha vendido aquí 9 ventas cerradas en 1450 Franklin en los últimos 24 meses, la más reciente en junio de 2026. 40 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $1,185 Van Ness / Civic Center: $780 Cuota media de HOA $1,167 al mes Van Ness / Civic Center: $1,090 al mes Días medios en el mercado 17 Van Ness / Civic Center: 45 Compradores en efectivo 3 de 8 ventas con financiamiento reportado Precio medio por pie cuadrado $1,185 Este edificio $780 Van Ness / Civic Center Cuota media de HOA $1,167 Este edificio $1,090 Van Ness / Civic Center Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1450 Franklin en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1450 Franklin Pida a su inspector que revise en concreto cómo transmite el sistema de acero el sonido y la vibración entre pisos, y pase tiempo en la vivienda antes de decidir, ya que esta no es la estructura en la que ha vivido la mayoría de los compradores de aquí. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1450 Franklin Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1450 Franklin? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1515 15th | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1515-15th/

Desarrollo nuevo - Mission District/Potrero Hill 1515 15th Stanley Saitowitz puso patios donde normalmente irían los jardines traseros. Esos patios interiores llevan la luz natural más adentro de las viviendas y se abren al espacio comercial de la planta baja. La volumetría está partida a propósito, con elementos divididos verticalmente sobre 15th Street ajustados a la escala de las casas victorianas cercanas y un volumen mayor sobre South Van Ness ajustado a los edificios industriales del entorno. 1515 15th St - Mission District/Potrero Hill, San Francisco El edificio, en breve Dirección 1515 15th St Vecindario Mission District/Potrero Hill, San Francisco También conocido como Fifteen Fifteen Arquitecto Stanley Saitowitz | Natoma Architects Terminado 2014 Viviendas 40 Sitio oficial 1515sf.com Lo que de verdad se ha vendido aquí 3 ventas cerradas en 1515 15th en los últimos 24 meses, la más reciente en enero de 2025. 21 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $932 Inner Mission: $935 Cuota media de HOA $757 al mes Inner Mission: $600 al mes Días medios en el mercado 65 Inner Mission: 34 Precio medio por pie cuadrado $932 Este edificio $935 Inner Mission Cuota media de HOA $757 Este edificio $600 Inner Mission Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1515 15th en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1515 15th Visite la vivienda concreta a la hora a la que suele estar en casa, porque un plano con patio cambia una exposición trasera abierta por luz prestada, y qué tan bien funciona eso varía muchísimo de una vivienda a otra. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1515 15th Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1515 15th? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1598 Bay | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1598-bay/

Desarrollo nuevo - Marina 1598 Bay El lote tiene poco menos de medio acre, con estacionamiento bajo rasante y almacenamiento de bicicletas. Una terraza ajardinada en la azotea mira hacia el Golden Gate Bridge. No hay mucho más en el registro público sobre este edificio, así que lo dejo ahí. 1598 Bay St - Marina, San Francisco El edificio, en breve Dirección 1598 Bay St Vecindario Marina, San Francisco Desarrollador Presidio Development Partners Arquitecto BDE Architecture con Seidel Architects como arquitecto de diseño Terminado 2018 Pisos 4 Viviendas 28 Lo que de verdad se ha vendido aquí 1 venta cerrada en 1598 Bay en los últimos 24 meses, la más reciente en noviembre de 2025. 5 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1598 Bay en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1598 Bay Pregunte cómo se mantiene el garaje bajo rasante y cuánto reserva para él el estudio de reservas, ya que el estacionamiento subterráneo es una de las cosas más caras que puede tener una asociación pequeña. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1598 Bay Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1598 Bay? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1600 Market Street | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1600-market-street/

Desarrollo nuevo - Hayes Valley/Duboce Triangle 1600 Market Street Este edificio existe a causa de otro. Veintitrés de sus veinticuatro viviendas son unidades de precio por debajo del mercado, construidas para cumplir el requisito de vivienda asequible que generó el cercano desarrollo de 1998 Market Street, y la reventa de esas unidades pasa por el programa de la ciudad y no por el mercado abierto. La estructura es de armazón de madera sobre un podio de concreto en planta baja, en un lote de esquina de unos 5,200 pies cuadrados donde antes había un edificio de dos pisos. 1600 Market St - Hayes Valley/Duboce Triangle, San Francisco El edificio, en breve Dirección 1600 Market St Vecindario Hayes Valley/Duboce Triangle, San Francisco Desarrollador Brian Spiers Development Arquitecto Forum Design Ltd. Pisos 5 Viviendas 24 Conviene saberlo primero. Veintitrés de las veinticuatro viviendas aquí son unidades de precio por debajo del mercado. La reventa de esas unidades está restringida mediante el programa de la ciudad, no por el mercado abierto. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1600 Market Street en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1600 Market Street Dé por hecho que cualquier vivienda de aquí es una unidad restringida de precio por debajo del mercado hasta que alguien le demuestre lo contrario, porque solo una de las veinticuatro no lo es. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1600 Market Street Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1600 Market Street? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1645 Pacific | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1645-pacific-2/

Desarrollo nuevo - Polk Gulch/Russian Hill 1645 Pacific En este sitio había un garaje de automóviles de 1907, y partes de su fachada original se conservaron e integraron en lo que lo reemplazó. El resto es obra nueva conforme a los estándares LEED Silver, con tres espacios comerciales a nivel de calle. Un patio interior alberga un mural del artista de San Francisco Zio Ziegler titulado Chasing Desire. 1645 Pacific Ave - Polk Gulch/Russian Hill, San Francisco El edificio, en breve Dirección 1645 Pacific Ave Vecindario Polk Gulch/Russian Hill, San Francisco Desarrollador Grosvenor Arquitecto Richard Beard Architects Terminado 2014 Viviendas 39 Lo que de verdad se ha vendido aquí 4 ventas cerradas en 1645 Pacific en los últimos 24 meses, la más reciente en junio de 2026. 15 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,195 Nob Hill: $1,054 Cuota media de HOA $907 al mes Nob Hill: $1,037 al mes Días medios en el mercado 9 Nob Hill: 33 Precio medio por pie cuadrado $1,195 Este edificio $1,054 Nob Hill Cuota media de HOA $907 Este edificio $1,037 Nob Hill Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1645 Pacific en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1645 Pacific Dado que parte de una fachada de 1907 se integró en este edificio, pregunte qué se conservó realmente detrás de ella, quién es responsable de mantener ese material antiguo y si la asociación ha presupuestado para ello. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1645 Pacific Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1645 Pacific? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 181 Fremont | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/181-fremont/

Desarrollo nuevo - Transbay/East Cut 181 Fremont Los pisos de oficinas ocupan la parte baja de la torre y las viviendas se sitúan por encima, una disposición que lo convirtió en el edificio de uso mixto más alto de San Francisco cuando se terminó. Es además el único edificio residencial con un puente aéreo que entra directamente en Salesforce Park. Los interiores residenciales son de Orlando Diaz-Azcuy, y el piso de amenidades ocupa unos 6,500 pies cuadrados. 181 Fremont St - Transbay/East Cut, San Francisco El edificio, en breve Dirección 181 Fremont St Vecindario Transbay/East Cut, San Francisco Desarrollador Jay Paul Company Arquitecto Heller Manus Architects Terminado 2018 Pisos 55 Viviendas 67 Sitio oficial 181fremont.com Lo que de verdad se ha vendido aquí 14 ventas cerradas en 181 Fremont en los últimos 24 meses, la más reciente en julio de 2026. 28 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,838 Yerba Buena: $901 Cuota media de HOA $4,177 al mes Yerba Buena: $1,422 al mes Días medios en el mercado 91 Yerba Buena: 50 Compradores en efectivo 8 de 12 ventas con financiamiento reportado Precio medio por pie cuadrado $1,838 Este edificio $901 Yerba Buena Cuota media de HOA $4,177 Este edificio $1,422 Yerba Buena Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 181 Fremont en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 181 Fremont Como los pisos comerciales están debajo de las viviendas, averigüe exactamente cómo se reparten la asociación residencial y la parte de oficinas los costos compartidos, los sistemas compartidos y las decisiones. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 181 Fremont Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 181 Fremont? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 1868 Van Ness Ave | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/1868-van-ness-ave/

Desarrollo nuevo - Van Ness corridor 1868 Van Ness Ave Este es un edificio de condominios en funcionamiento en el corredor de Van Ness, y eso es casi el límite de lo que se puede decir de él a partir de fuentes públicas. Toda búsqueda devuelve un portal de anuncios en lugar de un desarrollador, un arquitecto o un historial de permisos. El registro de ventas que aparece abajo es la parte honesta de esta página. 1868 Van Ness Ave - Van Ness corridor, San Francisco El edificio, en breve Dirección 1868 Van Ness Ave Vecindario Van Ness corridor, San Francisco Lo que de verdad se ha vendido aquí 5 ventas cerradas en 1868 Van Ness Ave en los últimos 24 meses, la más reciente en septiembre de 2026. 28 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,359 Pacific Heights: $1,241 Cuota media de HOA $934 al mes Pacific Heights: $848 al mes Días medios en el mercado 11 Pacific Heights: 13 Compradores en efectivo 0 de 5 ventas con financiamiento reportado Precio medio por pie cuadrado $1,359 Este edificio $1,241 Pacific Heights Cuota media de HOA $934 Este edificio $848 Pacific Heights Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 1868 Van Ness Ave en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 1868 Van Ness Ave Para un edificio tan poco documentado, yo obtendría de la ciudad el mapa registrado del condominio y el historial de permisos antes de presentar una oferta, no después. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 1868 Van Ness Ave Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 1868 Van Ness Ave? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 2000 Ellis | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/2000-ellis/

Desarrollo nuevo - Anza Vista 2000 Ellis El sitio web de ventas original de este edificio ya no existe, y nada con autoridad lo reemplazó. Conviene saber que la dirección se describe en general como Anza Vista y no como Western Addition, que es como suele archivarse. Está documentado por cuánto se ha vendido; de qué está hecho, no. 2000 Ellis St - Anza Vista, San Francisco El edificio, en breve Dirección 2000 Ellis St Vecindario Anza Vista, San Francisco Lo que de verdad se ha vendido aquí 2 ventas cerradas en 2000 Ellis en los últimos 24 meses, la más reciente en noviembre de 2025. 13 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 2000 Ellis en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 2000 Ellis Confirme de qué vecindario proceden las ventas comparables antes de aceptar cualquier valuación de esta propiedad, porque las etiquetas Anza Vista y Western Addition arrastran comparables distintos. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 2000 Ellis Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 2000 Ellis? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 2177 Third | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/2177-third/

Desarrollo nuevo - Dogpatch 2177 Third El muro vivo de cinco pisos, alojado en un retranqueo a mitad de manzana sobre Third Street, es lo que hace que la gente se detenga, y se ha convertido en un punto fijo de esa cuadra. El revestimiento de bronce oscuro remite al pasado industrial de Dogpatch. El sitio da a Pier 70 y a Crane Cove Park, y el edificio se diseñó con la meta de obtener LEED Gold, lo cual es un objetivo de diseño y no la prueba de un certificado ya obtenido. 2177 Third St - Dogpatch, San Francisco El edificio, en breve Dirección 2177 Third St Vecindario Dogpatch, San Francisco Arquitecto Woods Bagot Terminado 2020 Pisos 7 Viviendas 114 Sitio oficial 2177third.com Lo que de verdad se ha vendido aquí 21 ventas cerradas en 2177 Third en los últimos 24 meses, la más reciente en agosto de 2026. 53 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,153 Central Waterfront / Dogpatch: $1,050 Cuota media de HOA $1,290 al mes Central Waterfront / Dogpatch: $872 al mes Días medios en el mercado 53 Central Waterfront / Dogpatch: 28 Compradores en efectivo 9 de 20 ventas con financiamiento reportado Precio medio por pie cuadrado $1,153 Este edificio $1,050 Central Waterfront / Dogpatch Cuota media de HOA $1,290 Este edificio $872 Central Waterfront / Dogpatch Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 2177 Third en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 2177 Third Pregunte a la asociación cuánto cuesta regar y mantener el muro vivo cada año, y qué línea del presupuesto lo cubre. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 2177 Third Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 2177 Third? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 2238 Market | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/2238-market/

Desarrollo nuevo - Duboce Triangle 2238 Market Dos de las viviendas son casas adosadas sobre 15th Street con entradas privadas y elevadores dentro de la propia vivienda, lo que las coloca en una categoría distinta de la de los 42 condominios. El estacionamiento subterráneo alberga unos 24 autos frente a 44 viviendas, más 60 espacios para bicicletas. Hay aproximadamente 5,200 pies cuadrados de espacio comercial a nivel de calle, y cinco de las viviendas están designadas de precio por debajo del mercado. 2238 Market St - Duboce Triangle, San Francisco El edificio, en breve Dirección 2238 Market St Vecindario Duboce Triangle, San Francisco Desarrollador Prado Group y Vanke US Arquitecto BAR Architects Terminado 2022 Viviendas 44 Lo que de verdad se ha vendido aquí 7 ventas cerradas en 2238 Market en los últimos 24 meses, la más reciente en septiembre de 2026. 33 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $1,182 Duboce Triangle: $1,197 Cuota media de HOA $891 al mes Duboce Triangle: $513 al mes Días medios en el mercado 8 Duboce Triangle: 13 Compradores en efectivo 3 de 6 ventas con financiamiento reportado Precio medio por pie cuadrado $1,182 Este edificio $1,197 Duboce Triangle Cuota media de HOA $891 Este edificio $513 Duboce Triangle Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 2238 Market en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 2238 Market Deje dos cosas establecidas por escrito antes de seguir adelante, si la vivienda es una de las cinco de precio por debajo del mercado, lo que cambia toda la transacción, y si de verdad incluye un espacio de estacionamiento. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 2238 Market Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 2238 Market? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 288 Pacific | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/288-pacific/

Desarrollo nuevo - Jackson Square 288 Pacific El Old Ship Saloon, sitio histórico designado en Battery y Pacific, se quedó donde estaba, y el edificio se escalona y se recorta a su alrededor. En el exterior, la mampostería de ladrillo se encuentra con una celosía metálica y un muro cortina de vidrio. Las aberturas verticales de las ventanas responden a los viejos almacenes de Jackson Square, uno de los distritos más antiguos de la ciudad. 288 Pacific Ave - Jackson Square, San Francisco El edificio, en breve Dirección 288 Pacific Ave Vecindario Jackson Square, San Francisco Desarrollador Grosvenor Arquitecto Handel Architects Terminado 2018 Viviendas 33 Lo que de verdad se ha vendido aquí 8 ventas cerradas en 288 Pacific en los últimos 24 meses, la más reciente en mayo de 2026. 17 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $1,533 Financial District / Barbary Coast: $1,107 Cuota media de HOA $1,590 al mes Financial District / Barbary Coast: $1,611 al mes Días medios en el mercado 14 Financial District / Barbary Coast: 25 Compradores en efectivo 5 de 8 ventas con financiamiento reportado Precio medio por pie cuadrado $1,533 Este edificio $1,107 Financial District / Barbary Coast Cuota media de HOA $1,590 Este edificio $1,611 Financial District / Barbary Coast Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 288 Pacific en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 288 Pacific Averigüe qué viviendas quedan directamente pegadas al lote del Old Ship Saloon y vaya usted mismo a pararse en esas habitaciones, de noche, antes de decidir cuánto vale esa cercanía para usted. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 288 Pacific Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 288 Pacific? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 300 Cornwall | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/300-cornwall/

Desarrollo nuevo - Inner Richmond 300 Cornwall Un lote trapezoidal y estrecho donde confluyen tres calles impuso las condiciones. En lugar de un solo bloque, el diseño se descompone en volúmenes separados de dos pisos de madera, estuco y vidrio, con tres patios interiores entre ellos. AIA San Francisco le dio un Merit Award en 2014. 300 Cornwall St - Inner Richmond, San Francisco El edificio, en breve Dirección 300 Cornwall St Vecindario Inner Richmond, San Francisco Desarrollador Buena Vista Builders, Inc. Arquitecto Kennerly Architecture and Planning Terminado 2013 Viviendas 6 Lo que de verdad se ha vendido aquí Ninguna vivienda en 300 Cornwall se ha cerrado en el MLS en los últimos 24 meses. Más atrás, hay 1 ventas registradas. Un edificio así de quieto no es necesariamente un problema, pero significa que hay poca evidencia reciente contra la cual fijar un precio. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 300 Cornwall en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 300 Cornwall Con solo seis viviendas no hay colchón en la asociación, así que lea el estudio de reservas con atención y pregunte qué pasa con el presupuesto si un solo propietario deja de pagar. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 300 Cornwall Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 300 Cornwall? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 300 Ivy | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/300-ivy/

Desarrollo nuevo - Hayes Valley 300 Ivy El número de estacionamientos revela la intención. Hay 37 espacios de garaje y 68 espacios para bicicletas, cerca de un espacio de auto por cada dos viviendas, en un proyecto certificado LEED for Homes Platinum. Casas adosadas de tres pisos revestidas de tejuelas y con escalinatas de entrada dan a Ivy Street, mientras que el frente de Gough Street es espacio comercial. La terraza en la azotea tiene una cocina al aire libre y jardineras para cultivar alimentos, y el paisajismo ganó un premio nacional de la ASLA en 2015. 300 Ivy St - Hayes Valley, San Francisco El edificio, en breve Dirección 300 Ivy St Vecindario Hayes Valley, San Francisco Desarrollador Ivy Grove Partners LLC Arquitecto David Baker Architects Terminado 2014 Lo que de verdad se ha vendido aquí 4 ventas cerradas en 300 Ivy en los últimos 24 meses, la más reciente en octubre de 2026. 27 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,369 Hayes Valley: $1,099 Cuota media de HOA $718 al mes Hayes Valley: $647 al mes Días medios en el mercado 8 Hayes Valley: 16 Precio medio por pie cuadrado $1,369 Este edificio $1,099 Hayes Valley Cuota media de HOA $718 Este edificio $647 Hayes Valley Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 300 Ivy en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 300 Ivy Confirme por escrito si la vivienda concreta incluye un espacio en escritura, porque el garaje nunca se construyó para cubrir todas las viviendas. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 300 Ivy Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 300 Ivy? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 311 Grove | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/311-grove/

Desarrollo nuevo - Hayes Valley 311 Grove El edificio está partido en dos volúmenes, uno hacia Grove y otro hacia Ivy, con un patio excavado entre ellos para que la luz natural llegue a las viviendas interiores. Baja de cinco pisos sobre Grove a cuatro sobre Ivy para alinearse con el paisaje urbano del distrito histórico. La circulación principal es una escalera exterior abierta en ese patio. 311 Grove St - Hayes Valley, San Francisco El edificio, en breve Dirección 311 Grove St Vecindario Hayes Valley, San Francisco Desarrollador DM Development Arquitecto Edmonds + Lee Architects Terminado 2020 Pisos 5 Viviendas 8 Lo que de verdad se ha vendido aquí 2 ventas cerradas en 311 Grove en los últimos 24 meses, la más reciente en enero de 2025. 5 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 311 Grove en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 311 Grove Suba esa escalera abierta bajo la lluvia y con las manos ocupadas antes de comprometerse, ya que es como llega a su puerta todos los días, y pregunte a la asociación quién la mantiene. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 311 Grove Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 311 Grove? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 3333 California | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/3333-california/

Desarrollo nuevo - Presidio Heights/Laurel Heights 3333 California Unos diez acres del antiguo campus de UCSF Laurel Heights se están reconstruyendo para formar un vecindario con la marca Presidio Highlands. El desarrollo completo son aproximadamente 744 viviendas más unos cinco acres de espacio abierto de acceso público, espacio comercial y una guardería. El actual Walnut Building se está adaptando como vivienda asequible para personas mayores en lugar de demolerse. Hay una cosa sin resolver, y pesa más que todo lo anterior: la prensa especializada describe apartamentos de alquiler, y no se ha confirmado ningún componente en venta. 3333 California St - Presidio Heights/Laurel Heights, San Francisco El edificio, en breve Dirección 3333 California St Vecindario Presidio Heights/Laurel Heights, San Francisco Desarrollador Prado Group con SKS Partners Arquitecto BAR Architects, Jensen Architects, Handel Architects y Solomon Cordwell Buenz Terminado En construcción Pisos 5 Viviendas 744 Conviene saberlo primero. Este es un proyecto grande en construcción, ahora comercializado como Presidio Highlands. La prensa del sector describe apartamentos de alquiler y no se ha confirmado ningún componente en venta. Consúlteme antes de hacer planes para comprar aquí. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 3333 California en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 3333 California Hable conmigo antes de hacer planes para comprar aquí, porque hasta ahora nadie ha confirmado que nada de este proyecto se vaya a vender. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 3333 California Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 3333 California? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 35 Dolores | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/35-dolores/

Desarrollo nuevo - Mission Dolores/Duboce Triangle 35 Dolores En este sitio había primero unas bodegas que usaba un taller de reparación de automóviles. La madera recuperada de ellas se reutilizó para construir el puente que cruza el patio. Sobre Dolores Street la fachada está retirada de la línea frontal del lote, que es lo que da a las viviendas del segundo piso sus propias escalinatas de entrada. 35 Dolores St - Mission Dolores/Duboce Triangle, San Francisco El edificio, en breve Dirección 35 Dolores St Vecindario Mission Dolores/Duboce Triangle, San Francisco Desarrollador Lightner Property Group Arquitecto Levy Design Partners Terminado 2015 Pisos 4 Viviendas 37 Lo que de verdad se ha vendido aquí 6 ventas cerradas en 35 Dolores en los últimos 24 meses, la más reciente en diciembre de 2025. 19 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $1,105 Mission Dolores: $1,097 Cuota media de HOA $763 al mes Mission Dolores: $550 al mes Días medios en el mercado 19 Mission Dolores: 17 Compradores en efectivo 1 de 5 ventas con financiamiento reportado Precio medio por pie cuadrado $1,105 Este edificio $1,097 Mission Dolores Cuota media de HOA $763 Este edificio $550 Mission Dolores Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 35 Dolores en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 35 Dolores Dado el uso previo como taller de reparación de automóviles, pida los registros ambientales del sitio y qué remediación se hizo antes de construir nada. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 35 Dolores Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 35 Dolores? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 3500 19th Street | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/3500-19th-street/

Desarrollo nuevo - Mission District 3500 19th Street Diecisiete viviendas se sitúan sobre espacio comercial en planta baja en la esquina de 19th y Valencia, en un edificio de cinco pisos. La mezcla es estrecha, cinco de una recámara y doce de dos recámaras, así que aquí no hay mucho margen para elegir. 3500 19th St - Mission District, San Francisco El edificio, en breve Dirección 3500 19th St Vecindario Mission District, San Francisco Arquitecto Sternberg Benjamin Architects Terminado 2014 Pisos 5 Viviendas 17 Lo que de verdad se ha vendido aquí 2 ventas cerradas en 3500 19th Street en los últimos 24 meses, la más reciente en marzo de 2026. 19 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 3500 19th Street en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 3500 19th Street Con espacio comercial directamente debajo de solo diecisiete viviendas, pregunte a qué se dedica el inquilino de la planta baja, qué horario tiene y cómo se trata la parte comercial en el presupuesto de la HOA. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 3500 19th Street Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 3500 19th Street? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 388 Fulton | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/388-fulton-in-hayes-valley/

Desarrollo nuevo - Hayes Valley 388 Fulton Treinta y cinco de las 69 viviendas son estudios de unos 325 pies cuadrados, y el resto lo forman 6 de una recámara y 28 de dos recámaras. El arquitecto llama a esto el primer desarrollo de microvivienda a precio de mercado de San Francisco, y esa descripción es suya, no una designación oficial. La fachada curva está revestida de azulejo Fireclay y enmarca una vista del City Hall. Cada vivienda tiene un espacio para bicicleta, y no hay estacionamiento convencional de autos para residentes. 388 Fulton St - Hayes Valley, San Francisco El edificio, en breve Dirección 388 Fulton St Vecindario Hayes Valley, San Francisco Desarrollador 7x7 Development Arquitecto David Baker Architects Terminado 2016 Pisos 6 Viviendas 69 Lo que de verdad se ha vendido aquí 6 ventas cerradas en 388 Fulton en los últimos 24 meses, la más reciente en octubre de 2026. 48 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $1,178 Hayes Valley: $1,099 Cuota media de HOA $577 al mes Hayes Valley: $647 al mes Días medios en el mercado 9 Hayes Valley: 16 Compradores en efectivo 1 de 5 ventas con financiamiento reportado Precio medio por pie cuadrado $1,178 Este edificio $1,099 Hayes Valley Cuota media de HOA $577 Este edificio $647 Hayes Valley Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 388 Fulton en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 388 Fulton Averigüe el precio de un estacionamiento mensual a poca distancia a pie antes de enamorarse de un plano, porque este edificio no estaciona a sus residentes. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 388 Fulton Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 388 Fulton? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 400 Grove | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/400-grove-in-hayes-valley/

Desarrollo nuevo - Hayes Valley 400 Grove La fachada a la calle se pliega. Es una reinterpretación de la ventana mirador de San Francisco, facetada y angulada para girar las vistas hacia Hayes Valley y las colinas del fondo. Una abertura de dos niveles en esa fachada da paso a un patio ajardinado que lleva luz y ventilación al centro del edificio. 400 Grove St - Hayes Valley, San Francisco El edificio, en breve Dirección 400 Grove St Vecindario Hayes Valley, San Francisco Desarrollador DM Development con DDG Arquitecto Fougeron Architecture Terminado 2015 Viviendas 34 Sitio oficial 400grove.com Lo que de verdad se ha vendido aquí 4 ventas cerradas en 400 Grove en los últimos 24 meses, la más reciente en mayo de 2026. 13 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,059 Hayes Valley: $1,099 Cuota media de HOA $1,282 al mes Hayes Valley: $647 al mes Días medios en el mercado 14 Hayes Valley: 16 Precio medio por pie cuadrado $1,059 Este edificio $1,099 Hayes Valley Cuota media de HOA $1,282 Este edificio $647 Hayes Valley Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 400 Grove en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 400 Grove Las ventanas mirador anguladas y el patio hacen que no haya dos viviendas que reciban la misma luz, así que vea varias a la misma hora del mismo día antes de compararlas. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 400 Grove Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 400 Grove? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 411 Valencia | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/411-valencia/

Desarrollo nuevo - Mission District 411 Valencia Las viviendas de aquí se comercializan en el MLS como condominios, así que el edificio claramente existe y está ocupado. Más allá de eso el registro está casi vacío: sin desarrollador, sin arquitecto, sin un año de terminación que se pueda documentar. Algunos anuncios muestran la dirección como 411 a 415 Valencia. 411 Valencia St - Mission District, San Francisco El edificio, en breve Dirección 411 Valencia St Vecindario Mission District, San Francisco Lo que de verdad se ha vendido aquí Ninguna vivienda en 411 Valencia se ha cerrado en el MLS en los últimos 24 meses. Más atrás, hay 1 ventas registradas. Un edificio así de quieto no es necesariamente un problema, pero significa que hay poca evidencia reciente contra la cual fijar un precio. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 411 Valencia en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 411 Valencia Este es uno de esos casos en los que el tasador del condado y los CC&Rs le dirán más en veinte minutos que todo internet. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 411 Valencia Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 411 Valencia? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 450 Hayes | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/450-hayes-in-hayes-valley/

Desarrollo nuevo - Hayes Valley 450 Hayes Un patio con un bosquecillo de abedules ocupa el centro de dos edificios de concreto de cuatro pisos conectados entre sí, con espacio comercial a lo largo de Hayes Street en la parte baja. El exterior es un patrón de paneles de madera con ventanas mirador repartidas por él, orientadas hacia Patricia's Green. Algunas de las viviendas son de estilo loft, con las zonas de estar un escalón más abajo y jardines privados. 450 Hayes St - Hayes Valley, San Francisco El edificio, en breve Dirección 450 Hayes St Vecindario Hayes Valley, San Francisco Desarrollador DM Development con DDG Arquitecto Handel Architects Terminado 2016 Pisos 4 Viviendas 41 Lo que de verdad se ha vendido aquí 5 ventas cerradas en 450 Hayes en los últimos 24 meses, la más reciente en abril de 2026. 36 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,446 Hayes Valley: $1,099 Cuota media de HOA $959 al mes Hayes Valley: $647 al mes Días medios en el mercado 23 Hayes Valley: 16 Compradores en efectivo 4 de 5 ventas con financiamiento reportado Precio medio por pie cuadrado $1,446 Este edificio $1,099 Hayes Valley Cuota media de HOA $959 Este edificio $647 Hayes Valley Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 450 Hayes en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 450 Hayes El revestimiento de madera necesita mantenimiento periódico, así que lea el estudio de reservas para ver cuándo está programada la intervención en la fachada y si el dinero para ella está realmente apartado. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 450 Hayes Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 450 Hayes? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 6 Mint Plaza | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/6-mint-plaza-soma-condos/

Desarrollo nuevo - SoMa 6 Mint Plaza Este es una conversión, no obra nueva. Un edificio antiguo con frente a la plaza peatonal de Mint Plaza, junto a la Old United States Mint, se transformó en residencias de estilo loft con ventanas de tipo almacén y pisos de concreto. 6 Mint Plaza - SoMa, San Francisco El edificio, en breve Dirección 6 Mint Plaza Vecindario SoMa, San Francisco Desarrollador Veritas Investments con The Carlyle Group Lo que de verdad se ha vendido aquí 2 ventas cerradas en 6 Mint Plaza en los últimos 24 meses, la más reciente en junio de 2026. 11 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 6 Mint Plaza en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 6 Mint Plaza En una reutilización adaptativa la pregunta que importa es qué es realmente nuevo, así que pida documentación de qué sistemas se reemplazaron, plomería, electricidad, ventanas, techo, y cuáles se dejaron tal como estaban en el edificio original. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 6 Mint Plaza Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 6 Mint Plaza? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 700 36th Ave | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/700-36th-ave-at-balboa/

Desarrollo nuevo - Outer Richmond 700 36th Ave Antes de que se levantara este edificio, la esquina albergaba Bob's Mobile Station, una gasolinera que funcionó desde al menos los años cincuenta y que después estuvo vacante durante décadas. Ahora hay seis residencias sobre unos 3,900 pies cuadrados de espacio comercial en planta baja, con estacionamiento en un garaje en el sótano. En un edificio tan pequeño, lo que ocurra con el espacio comercial de abajo lo sienten todos los propietarios de arriba. 700 36th Ave - Outer Richmond, San Francisco El edificio, en breve Dirección 700 36th Ave Vecindario Outer Richmond, San Francisco Arquitecto Shatara Architecture Terminado 2021 Pisos 4 Viviendas 6 Conviene saberlo primero. Un anuncio comercial de la propiedad completa describía una conversión a condominio que se inició y no se completó. Confirme el mapa final con la ciudad antes de considerar que las unidades aquí se pueden vender por separado. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 700 36th Ave en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 700 36th Ave Un anuncio comercial de la propiedad completa describía una conversión a condominio que se inició y nunca se terminó, así que antes que nada confirme con la ciudad que existe un mapa final y que la vivienda que está viendo se puede vender por separado. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 700 36th Ave Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 700 36th Ave? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 719 Larkin | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/719-larkin-street/

Desarrollo nuevo - Tenderloin/Little Saigon 719 Larkin Cada una de las 42 viviendas de aquí es de una recámara. Esa uniformidad es poco común en un edificio de condominios de San Francisco, y determina tanto quién vive en el edificio como quién buscará su vivienda más adelante. El espacio compartido es una terraza en la azotea con vistas de la ciudad, además de casilleros de almacenamiento y estacionamiento para bicicletas. 719 Larkin St - Tenderloin/Little Saigon, San Francisco El edificio, en breve Dirección 719 Larkin St Vecindario Tenderloin/Little Saigon, San Francisco Desarrollador JS Sullivan Development Viviendas 42 Sitio oficial 719larkinsf.com Lo que de verdad se ha vendido aquí 1 venta cerrada en 719 Larkin en los últimos 24 meses, la más reciente en mayo de 2026. 11 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 719 Larkin en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 719 Larkin Como todo el edificio es de una recámara, su eventual grupo de compradores será un solo tipo de hogar, así que sea honesto consigo mismo sobre cuánto tiempo se quedará antes de que cambien sus necesidades de espacio. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 719 Larkin Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 719 Larkin? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 750 2nd Street | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/750-2nd-street/

Desarrollo nuevo - South Beach 750 2nd Street La fachada aquí cumple una función concreta. Terracota y una pantalla metálica contra la lluvia, con balcones que remiten a las escaleras de incendios del South End Historic District que lo rodea. Los sistemas ambientales van más allá de la certificación: una biocuneta de aguas pluviales con jardineras de infiltración y paneles solares térmicos de agua caliente. Por dentro, la planta es de dos viviendas por piso, con el ascensor que abre directamente a cada una. 750 2nd St - South Beach, San Francisco El edificio, en breve Dirección 750 2nd St Vecindario South Beach, San Francisco Desarrollador Morgan Creek Ventures Arquitecto Gould Evans Baum Thornley, now Multistudio Terminado 2012 Pisos 8 Viviendas 14 Lo que de verdad se ha vendido aquí 2 ventas cerradas en 750 2nd Street en los últimos 24 meses, la más reciente en junio de 2025. 9 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 750 2nd Street en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 750 2nd Street Una biocuneta y unos paneles solares térmicos son equipos que la HOA tiene que mantener con el tiempo, así que pida el estudio de reservas y vea qué presupuesta realmente para ellos. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 750 2nd Street Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 750 2nd Street? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 8 Octavia | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/8-octavia-in-hayes-valley/

Desarrollo nuevo - Hayes Valley 8 Octavia Saitowitz diseñó este edificio como un contrapunto contemporáneo a la First Baptist Church que está enfrente, en la parcela de entrada donde la 101 elevada baja para encontrarse con la trama de calles en Market y Octavia Boulevard. Unas celosías exteriores practicables permiten que cada vivienda module su propia luz solar. La planta se organiza en torno a patios interiores llenos de luz y no en torno a un único muro hacia la calle. 8 Octavia St - Hayes Valley, San Francisco El edificio, en breve Dirección 8 Octavia St Vecindario Hayes Valley, San Francisco Desarrollador DM Development con DDG Arquitecto Stanley Saitowitz | Natoma Architects Pisos 8 Viviendas 47 Lo que de verdad se ha vendido aquí 3 ventas cerradas en 8 Octavia en los últimos 24 meses, la más reciente en julio de 2025. 24 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $899 Hayes Valley: $1,099 Cuota media de HOA $1,069 al mes Hayes Valley: $647 al mes Días medios en el mercado 16 Hayes Valley: 16 Precio medio por pie cuadrado $899 Este edificio $1,099 Hayes Valley Cuota media de HOA $1,069 Este edificio $647 Hayes Valley Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 8 Octavia en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 8 Octavia La autopista y el bulevar forman parte de este terreno, no son un detalle suyo, así que visítelo en hora pico y por la noche con las ventanas abiertas antes de decidir nada sobre una vivienda concreta. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 8 Octavia Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 8 Octavia? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 815 Tennessee St | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/815-tennessee-st/

Desarrollo nuevo - Dogpatch 815 Tennessee St Este proyecto no arrasó el lote. Un antiguo edificio histórico de ladrillo, una fábrica, se incorporó a la nueva construcción, lo que mantiene el edificio ligado al tejido industrial que lo rodea en Dogpatch. Los residentes comparten una gran terraza en la azotea con vistas a la ciudad y a la bahía. 815 Tennessee St - Dogpatch, San Francisco El edificio, en breve Dirección 815 Tennessee St Vecindario Dogpatch, San Francisco Desarrollador DM Development Arquitecto BDE Architecture Terminado 2018 Viviendas 69 Lo que de verdad se ha vendido aquí 5 ventas cerradas en 815 Tennessee St en los últimos 24 meses, la más reciente en marzo de 2026. 44 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,086 Central Waterfront / Dogpatch: $1,050 Cuota media de HOA $923 al mes Central Waterfront / Dogpatch: $872 al mes Días medios en el mercado 23 Central Waterfront / Dogpatch: 28 Compradores en efectivo 2 de 5 ventas con financiamiento reportado Precio medio por pie cuadrado $1,086 Este edificio $1,050 Central Waterfront / Dogpatch Cuota media de HOA $923 Este edificio $872 Central Waterfront / Dogpatch Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 815 Tennessee St en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 815 Tennessee St Pregunte qué se conservó realmente de la antigua fábrica y qué se reconstruyó detrás, porque la estructura conservada y la estructura nueva no son lo mismo para la HOA a la hora de mantenerlas dentro de veinte años. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 815 Tennessee St Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 815 Tennessee St? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 829 Folsom | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/829-folsom/

Desarrollo nuevo - SoMa 829 Folsom Nueve pisos de concreto y acero envueltos alrededor de un patio central, con un salón terraza en la azotea y tres niveles de estacionamiento controlado abajo. Las características ecológicas llegan hasta vidrio de alto rendimiento y baja emisividad, electrodomésticos Energy Star, materiales de baja emisión y sanitarios de doble descarga. El edificio está registrado bajo un nombre distinto de su dirección, Museum Plaza. 829 Folsom St - SoMa, San Francisco El edificio, en breve Dirección 829 Folsom St Vecindario SoMa, San Francisco También conocido como Museum Plaza HOA Arquitecto FORMA LLC Terminado 2010 Pisos 9 Viviendas 69 Sitio oficial 829folsom.com Lo que de verdad se ha vendido aquí 6 ventas cerradas en 829 Folsom en los últimos 24 meses, la más reciente en octubre de 2026. 32 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $751 Yerba Buena: $901 Cuota media de HOA $1,113 al mes Yerba Buena: $1,422 al mes Días medios en el mercado 22 Yerba Buena: 50 Compradores en efectivo 2 de 6 ventas con financiamiento reportado Precio medio por pie cuadrado $751 Este edificio $901 Yerba Buena Cuota media de HOA $1,113 Este edificio $1,422 Yerba Buena Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 829 Folsom en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 829 Folsom Busque bajo Museum Plaza HOA y no bajo la dirección de la calle cuando solicite los documentos rectores, los presupuestos y las actas, o volverá pensando que los registros no existen. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 829 Folsom Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 829 Folsom? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 870 Harrison | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/870-harrison/

Desarrollo nuevo - SoMa 870 Harrison Las viviendas aquí empiezan en el segundo piso. Hay 22, de una y dos recámaras, entre los pisos dos y seis, con una terraza en la azotea y cocina exterior arriba y estacionamiento seguro para bicicletas abajo. Más allá de eso, el material disponible públicamente sobre el edificio es escaso. 870 Harrison St - SoMa, San Francisco El edificio, en breve Dirección 870 Harrison St Vecindario SoMa, San Francisco Desarrollador JS Sullivan Development Pisos 6 Viviendas 22 Sitio oficial 870harrison.com Lo que de verdad se ha vendido aquí 1 venta cerrada en 870 Harrison en los últimos 24 meses, la más reciente en junio de 2026. 15 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 870 Harrison en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 870 Harrison Con solo 22 propietarios compartiendo cada gasto, lea con atención el estudio de reservas y pregunte en concreto cómo se financian y se mantienen la terraza en la azotea y su cocina exterior. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 870 Harrison Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 870 Harrison? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 901 Tennessee | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/901-tennessee/

Desarrollo nuevo - Dogpatch 901 Tennessee Lo que había aquí era el almacén de Furniture Innovation, un edificio de un solo piso clasificado como no contribuyente dentro del Dogpatch Landmark District, una distinción que pesa dentro de un distrito histórico. El reemplazo responde al barrio con materiales y no con la forma, usando revestimiento de madera tipo shiplap, paneles de acero oxidado y escalinatas de acceso de estilo comercial sobre la acera. Bajo tierra hay estacionamiento para 33 autos y 88 bicicletas, y arriba una terraza en la azotea de unos 3,700 pies cuadrados. 901 Tennessee St - Dogpatch, San Francisco El edificio, en breve Dirección 901 Tennessee St Vecindario Dogpatch, San Francisco Desarrollador Workshop1 Arquitecto Workshop1 Terminado 2019 Pisos 4 Viviendas 44 Conviene saberlo primero. Los registros públicos no son claros respecto a si este edificio es un régimen de condominio o de alquiler. Conviene que usted lo confirme con el mapa registrado antes de avanzar demasiado. Lo que de verdad se ha vendido aquí 2 ventas cerradas en 901 Tennessee en los últimos 24 meses, la más reciente en diciembre de 2025. 14 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 901 Tennessee en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 901 Tennessee Los registros públicos son ambiguos sobre si esto es un régimen de condominio o un edificio de alquiler, así que confirme el mapa registrado antes de dedicarle más tiempo. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 901 Tennessee Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 901 Tennessee? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 950 Tennessee | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/950-tennessee/

Desarrollo nuevo - Dogpatch 950 Tennessee Un pasaje público de 30 pies atraviesa el centro de este edificio desde Tennessee Street hasta Minnesota Street y restituye una conexión que la cuadra perdió en 1935, cuando desapareció Kentucky Place, un callejón justo al sur. El edificio que lo rodea tiene forma de U y está dividido deliberadamente en dos lecturas: una porción sur con aire de almacén, en paneles metálicos color acero oxidado bajo una cubierta de dientes de sierra, y una porción norte en paneles blancos y gris carbón con ventanas recortadas que retoma el ritmo de las casas de Dogpatch. El diseño obtuvo los Awards of Merit de la Society of American Registered Architects en 2022 y 2023. 950 Tennessee St - Dogpatch, San Francisco El edificio, en breve Dirección 950 Tennessee St Vecindario Dogpatch, San Francisco Desarrollador Leap Development Arquitecto Handel Architects Terminado 2020 Viviendas 100 Sitio oficial 950tennessee.com Lo que de verdad se ha vendido aquí 10 ventas cerradas en 950 Tennessee en los últimos 24 meses, la más reciente en agosto de 2026. 44 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $1,073 Central Waterfront / Dogpatch: $1,050 Cuota media de HOA $910 al mes Central Waterfront / Dogpatch: $872 al mes Días medios en el mercado 12 Central Waterfront / Dogpatch: 28 Compradores en efectivo 4 de 10 ventas con financiamiento reportado Precio medio por pie cuadrado $1,073 Este edificio $1,050 Central Waterfront / Dogpatch Cuota media de HOA $910 Este edificio $872 Central Waterfront / Dogpatch Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 950 Tennessee en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 950 Tennessee El pasaje a media cuadra es de acceso público, así que recórralo al anochecer y párese en el patio antes de decidir en qué lado de la U quiere vivir. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 950 Tennessee Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 950 Tennessee? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## 99 Rausch | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/99-rausch/

Desarrollo nuevo - SoMa 99 Rausch Los planos de las viviendas están invertidos a propósito. Un retiro exigido por la zonificación llevó el diseño hacia casas adosadas al revés, que ponen la zona de estar en el piso superior y no a la entrada. El terreno era un edificio comercial de un solo piso y un estacionamiento de superficie en un callejón de SoMa, y los dos frentes a la calle quedan bajo dos regímenes de zonificación distintos. 99 Rausch St - SoMa, San Francisco El edificio, en breve Dirección 99 Rausch St Vecindario SoMa, San Francisco Desarrollador Belrich Partners Rausch LLC con Pillar Capital Arquitecto BAR Architects & Interiors Viviendas 112 Lo que de verdad se ha vendido aquí 7 ventas cerradas en 99 Rausch en los últimos 24 meses, la más reciente en agosto de 2026. 73 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $823 South of Market: $753 Cuota media de HOA $998 al mes South of Market: $706 al mes Días medios en el mercado 82 South of Market: 40 Compradores en efectivo 2 de 7 ventas con financiamiento reportado Precio medio por pie cuadrado $823 Este edificio $753 South of Market Cuota media de HOA $998 Este edificio $706 South of Market Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way 99 Rausch en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre 99 Rausch Dos frentes bajo dos regímenes de zonificación significa que las reglas sobre lo que se puede construir al lado no son las mismas de un lado y del otro, así que revise cada una antes de dar por hecho que su luz y sus vistas seguirán como están. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre 99 Rausch Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en 99 Rausch? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Amero | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/amero-1501-filbert/

Desarrollo nuevo - Cow Hollow Amero Veintisiete viviendas, algunas tipo departamento y otras dispuestas como casas adosadas, varias con terrazas privadas en la azotea. En la esquina, debajo de ellas, hay un condominio de espacio comercial de doble altura de unos 3,815 pies cuadrados, un único interés comercial dentro de una asociación residencial pequeña. 1501 Filbert St - Cow Hollow, San Francisco El edificio, en breve Dirección 1501 Filbert St Vecindario Cow Hollow, San Francisco Pisos 6 Viviendas 27 Lo que de verdad se ha vendido aquí 2 ventas cerradas en Amero en los últimos 24 meses, la más reciente en noviembre de 2025. 13 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Amero en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Amero Pregunte cómo se pondera el condominio comercial dentro de la HOA y cómo se calcula su parte de las cuotas, porque un solo propietario comercial en un edificio de 27 viviendas puede tener una influencia real sobre lo que decide la asociación. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Amero Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Amero? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Arden | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/arden-718-long-bridge-mission-bay/

Desarrollo nuevo - Mission Bay Arden Bosa construyó tres proyectos en Mission Bay y este fue el último, después de Radiance y Madrone. Dos torres de dieciséis pisos comparten un podio a lo largo de Mission Creek, con una volumetría de cajas apiladas para que prácticamente cada vivienda tenga balcón o terraza privada. Las amenidades compartidas incluyen una piscina y spa de 75 pies en la azotea, un estudio de acondicionamiento físico y dos vestíbulos. 708-718 Long Bridge St - Mission Bay, San Francisco El edificio, en breve Dirección 708-718 Long Bridge St Vecindario Mission Bay, San Francisco Desarrollador Bosa Development Arquitecto Chris Dikeakos Architects Terminado 2015 Pisos 16 Viviendas 267 Lo que de verdad se ha vendido aquí 24 ventas cerradas en Arden en los últimos 24 meses, la más reciente en septiembre de 2026. 128 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,339 Mission Bay: $1,073 Cuota media de HOA $1,483 al mes Mission Bay: $1,057 al mes Días medios en el mercado 13 Mission Bay: 20 Compradores en efectivo 12 de 22 ventas con financiamiento reportado Precio medio por pie cuadrado $1,339 Este edificio $1,073 Mission Bay Cuota media de HOA $1,483 Este edificio $1,057 Mission Bay Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Arden en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Arden Una piscina en la azotea, un spa y dos vestíbulos son costos permanentes que cargan los propietarios, así que compare las cuotas y el estudio de reservas de aquí contra un edificio con menos que mantener, y pregunte si algún vestíbulo tiene personal. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Arden Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Arden? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Crimson | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/crimson/

Desarrollo nuevo - Ingleside Crimson Un edificio pequeño en Ocean Avenue con quince viviendas registradas y poco más que se pueda documentar. Su sitio de ventas desapareció y nada autoritativo lo reemplazó. Note que las ventas cerradas aquí se registran bajo Westwood Park y no bajo Ingleside. 1490 Ocean Ave - Ingleside, San Francisco El edificio, en breve Dirección 1490 Ocean Ave Vecindario Ingleside, San Francisco Viviendas 15 Lo que de verdad se ha vendido aquí Ninguna vivienda en Crimson se ha cerrado en el MLS en los últimos 24 meses. Más atrás, hay 17 ventas registradas. Un edificio así de quieto no es necesariamente un problema, pero significa que hay poca evidencia reciente contra la cual fijar un precio. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Crimson en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Crimson Pida pronto el presupuesto de la HOA, porque en un edificio tan pequeño una sola reparación aplazada se reparte entre muy pocos propietarios. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Crimson Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Crimson? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Elevant | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/elevant/

Desarrollo nuevo - Civic Center Elevant El estacionamiento aquí funciona con apiladores de vehículos, un sistema mecánico y no un espacio al que simplemente entra y del que sale en reversa. El resto es una torre de relleno de once pisos en Civic Center, revestida de blanco con grandes ventanales de vidrio y balcones expuestos, con una terraza en la azotea y un vestíbulo atendido. 555 Golden Gate Ave - Civic Center, San Francisco El edificio, en breve Dirección 555 Golden Gate Ave Vecindario Civic Center, San Francisco Desarrollador JS Sullivan Development Arquitecto RG Architecture Pisos 11 Viviendas 55 Sitio oficial elevantsf.com Lo que de verdad se ha vendido aquí Ninguna vivienda en Elevant se ha cerrado en el MLS en los últimos 24 meses. Más atrás, hay 26 ventas registradas. Un edificio así de quieto no es necesariamente un problema, pero significa que hay poca evidencia reciente contra la cual fijar un precio. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Elevant en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Elevant Si maneja a diario, use el apilador usted mismo antes de comprometerse y pregunte a la HOA cuánto ha costado darle servicio y con qué frecuencia ha estado fuera de servicio. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Elevant Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Elevant? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Four Seasons Private Residences | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/four-seasons-private-residences-museum-tower-706-mission/

Desarrollo nuevo - SoMa/Yerba Buena Four Seasons Private Residences Los cuatro pisos más bajos de este proyecto se construyeron para albergar el Mexican Museum, con entrada pública desde Jessie Square. A 2026 el museo todavía no ha abierto ahí, lo que deja una pregunta abierta en la base del edificio. Encima, una torre de 43 pisos compuesta como volúmenes alternados de vidrio y mampostería convive con el restaurado Aronson Building de 1903, un diseño de la Chicago School que superó los terremotos de 1906 y de 1989. Los residentes entran y salen por una entrada aparte sobre Third Street. 706 Mission St - SoMa/Yerba Buena, San Francisco El edificio, en breve Dirección 706 Mission St Vecindario SoMa/Yerba Buena, San Francisco También conocido como Museum Tower Desarrollador Westbrook Partners y Millennium Partners Arquitecto Handel Architects Terminado 2021 Pisos 43 Viviendas 158 Sitio oficial 706sf.com Lo que de verdad se ha vendido aquí 11 ventas cerradas en Four Seasons Private Residences en los últimos 24 meses, la más reciente en septiembre de 2026. 15 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $1,394 Yerba Buena: $901 Cuota media de HOA $4,723 al mes Yerba Buena: $1,422 al mes Días medios en el mercado 105 Yerba Buena: 50 Compradores en efectivo 9 de 10 ventas con financiamiento reportado Precio medio por pie cuadrado $1,394 Este edificio $901 Yerba Buena Cuota media de HOA $4,723 Este edificio $1,422 Yerba Buena Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Four Seasons Private Residences en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Four Seasons Private Residences Pregunte directamente qué pasa con esos cuatro pisos del museo si el museo nunca abre, incluido quién carga con el espacio mientras tanto y si los propietarios tienen alguna exposición a ello. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Four Seasons Private Residences Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Four Seasons Private Residences? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Fulton 555 | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/fulton-555/

Desarrollo nuevo - Hayes Valley Fulton 555 Un supermercado formaba parte del plan desde el principio y no fue un inquilino posterior, y las viviendas se dispusieron a su alrededor. Lo que hay aquí sustituyó a un edificio de oficinas e industrial de dos pisos. La fachada es de vidrio con franjas horizontales montado en dos paneles desfasados, un componente a la medida, y cuando su entrega se retrasó, la construcción se detuvo en 2016. 555 Fulton St - Hayes Valley, San Francisco El edificio, en breve Dirección 555 Fulton St Vecindario Hayes Valley, San Francisco Desarrollador Fulton Street Ventures LLC Arquitecto Ian Birchall and Associates Pisos 5 Viviendas 139 Lo que de verdad se ha vendido aquí 14 ventas cerradas en Fulton 555 en los últimos 24 meses, la más reciente en septiembre de 2026. 53 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,099 Hayes Valley: $1,099 Cuota media de HOA $860 al mes Hayes Valley: $647 al mes Días medios en el mercado 50 Hayes Valley: 16 Compradores en efectivo 3 de 12 ventas con financiamiento reportado Precio medio por pie cuadrado $1,099 Este edificio $1,099 Hayes Valley Cuota media de HOA $860 Este edificio $647 Hayes Valley Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Fulton 555 en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Fulton 555 La planta baja se planeó alrededor de un supermercado, así que confirme qué opera realmente ahí ahora y, si es un supermercado, cómo se manejan las entregas y la recolección de basura y qué viviendas quedan más cerca. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Fulton 555 Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Fulton 555? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Icon | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/icon-2299-market/

Desarrollo nuevo - Castro Icon Durante cerca de treinta años, la esquina triangular donde se encuentran Market, 16th y Noe se conocía en el Castro como el hoyo en el suelo. Un incendio destruyó la iglesia que estaba ahí, y el lote vacío se usó por temporadas como un terreno hundido de venta de árboles de Navidad hasta que por fin comenzó la construcción en enero de 2012. 2299 Market St - Castro, San Francisco El edificio, en breve Dirección 2299 Market St Vecindario Castro, San Francisco Arquitecto Ian Birchall and Associates Pisos 5 Viviendas 18 Lo que de verdad se ha vendido aquí 2 ventas cerradas en Icon en los últimos 24 meses, la más reciente en julio de 2025. 18 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Icon en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Icon Un lote triangular produce viviendas realmente distintas entre sí, así que compare la forma y la orientación de la vivienda exacta con las de las demás del edificio en vez de suponer que los planos son intercambiables. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Icon Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Icon? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Jones Homes | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/jones-homes/

Desarrollo nuevo - SoMa Jones Homes No he podido verificar que este proyecto exista tal como se describe. La única pista lo ubica en 711 Jones Street, en Nob Hill, y no en SoMa, y ni SocketSite ni SF YIMBY lo han cubierto nunca. Dejo la ficha aquí en lugar de borrarla en silencio, porque quien haya buscado el nombre merece saber que la búsqueda no dio nada. SoMa, San Francisco Lo que yo preguntaría sobre Jones Homes Si está viendo algo que se comercializa con este nombre, envíeme la dirección y le diré qué dicen realmente los registros del condado sobre ello. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Jones Homes Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Jones Homes? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Knox | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/knox-sf-new-development-condo-san-francisco-real-estate/

Desarrollo nuevo - Potrero Hill Knox En lugar de un solo muro largo, el edificio se divide en módulos de casa adosada de veinticinco a treinta y cinco pies que bajan escalonados por la pendiente del lote, con toda la planta volcada hacia adentro alrededor de un patio central. El paisajismo hace un trabajo real aquí: una azotea verde, un patio plantado con especies nativas y diseñado en torno al agua, y un hábitat para mariposas. La carga para vehículos eléctricos se integró desde la obra. La Planning Commission aprobó el proyecto por unanimidad en 2014. 645 Texas St - Potrero Hill, San Francisco El edificio, en breve Dirección 645 Texas St Vecindario Potrero Hill, San Francisco Desarrollador Trumark Urban Arquitecto BDE Architecture Terminado 2017 Pisos 5 Viviendas 91 Lo que de verdad se ha vendido aquí Ninguna vivienda en Knox se ha cerrado en el MLS en los últimos 24 meses. Más atrás, hay 26 ventas registradas. Un edificio así de quieto no es necesariamente un problema, pero significa que hay poca evidencia reciente contra la cual fijar un precio. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Knox en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Knox Las azoteas verdes y un patio plantado son obligaciones de mantenimiento permanentes, no características de una sola vez, así que pregunte a la HOA cuánto cuesta realmente mantener vivo ese paisajismo y si las reservas lo reflejan. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Knox Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Knox? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## La Maison | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/la-maison/

Desarrollo nuevo - SoMa La Maison Las ventanas mirador de aquí, tamizadas con aluminio perforado, no encajaban en el Planning Code tal como está escrito. Se concedió una excepción con el argumento de que leer el código al pie de la letra reprimía el diseño creativo de fachadas, así que el tamizado existe por una decisión tomada caso por caso. El terreno había sido el edificio de renta de autos de Hertz, frente a Saint Joseph's Church, y ahora hay unos 1,900 pies cuadrados de espacio comercial a nivel de calle. 241 10th St - SoMa, San Francisco El edificio, en breve Dirección 241 10th St Vecindario SoMa, San Francisco Desarrollador JS Sullivan Development Pisos 5 Viviendas 28 Lo que de verdad se ha vendido aquí 2 ventas cerradas en La Maison en los últimos 24 meses, la más reciente en abril de 2026. 21 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way La Maison en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre La Maison El tamizado perforado cambia cuánta luz natural y cuánta vista recibe realmente una habitación, así que vea la vivienda concreta a más de una hora del día en vez de juzgarla por el plano. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre La Maison Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en La Maison? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Laguna Hayes | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/laguna-hayes/

Desarrollo nuevo - Hayes Valley Laguna Hayes Un edificio Art Moderne de 1939, levantado como tienda de barrio de Safeway y conocido después como el edificio Hayes and Kebab, fue demolido para este proyecto. Lo que lo sustituyó pone las viviendas encima de unos 8,000 pies cuadrados de espacio comercial en planta baja configurado para hasta tres restaurantes, con un patio compartido un nivel más arriba, en el segundo piso. 580 Hayes St - Hayes Valley, San Francisco El edificio, en breve Dirección 580 Hayes St Vecindario Hayes Valley, San Francisco Arquitecto Sternberg Benjamin Architects Pisos 5 Viviendas 29 Lo que de verdad se ha vendido aquí 2 ventas cerradas en Laguna Hayes en los últimos 24 meses, la más reciente en abril de 2026. 10 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Laguna Hayes en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Laguna Hayes Tres locales de restaurante debajo de las viviendas significan extracción de cocina, entregas y horarios nocturnos, así que pregunte dónde descargan las salidas de aire, qué viviendas quedan más cerca de ellas y cómo afecta eso al patio del segundo piso. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Laguna Hayes Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Laguna Hayes? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Linea | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/linea-8-buchanan-duboce-triangle/

Desarrollo nuevo - Hayes Valley/Duboce Triangle Linea Linea se levanta en el punto donde Market Street se encuentra con Buchanan Street, revestida con muros de vidrio inclinados para dar un efecto de prisma desde la calle. El vestíbulo está atendido y acabado en loseta de porcelana, paneles de roble blanco y mármol italiano, y hay un gimnasio y una terraza en la azotea. La mayor parte de lo que está documentado sobre este edificio tiene que ver con sus acabados y no con el edificio en sí, lo cual conviene saber antes de leer demasiado en la descripción. 8 Buchanan St - Hayes Valley/Duboce Triangle, San Francisco El edificio, en breve Dirección 8 Buchanan St Vecindario Hayes Valley/Duboce Triangle, San Francisco Desarrollador The Lurie Group Arquitecto Bernardo Fort-Brescia Terminado 2014 Viviendas 115 Lo que de verdad se ha vendido aquí 13 ventas cerradas en Linea en los últimos 24 meses, la más reciente en junio de 2026. 64 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,037 Hayes Valley: $1,099 Cuota media de HOA $819 al mes Hayes Valley: $647 al mes Días medios en el mercado 35 Hayes Valley: 16 Compradores en efectivo 2 de 12 ventas con financiamiento reportado Precio medio por pie cuadrado $1,037 Este edificio $1,099 Hayes Valley Cuota media de HOA $819 Este edificio $647 Hayes Valley Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Linea en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Linea Un vestíbulo atendido es una partida de personal en el presupuesto de la HOA, así que pregunte cuánto cuesta esa cobertura por vivienda al mes y en qué horario funciona realmente. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Linea Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Linea? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Lumina | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/lumina/

Desarrollo nuevo - South Beach Lumina Lumina no es un edificio. Son cuatro, dos torres que se levantan desde dos podios y ocupan la cuadra delimitada por Folsom, Main y Beale. El proyecto fue la entrada de China Vanke al desarrollo residencial en Estados Unidos, con Vanke tomando una participación del 70 por ciento junto a Tishman Speyer. The Infinity, un proyecto anterior de Tishman Speyer, está a una cuadra. 201 Folsom St - South Beach, San Francisco El edificio, en breve Dirección 201 Folsom St Vecindario South Beach, San Francisco Desarrollador Tishman Speyer en empresa conjunta con China Vanke Arquitecto Arquitectonica Terminado 2015 Lo que de verdad se ha vendido aquí 25 ventas cerradas en Lumina en los últimos 24 meses, la más reciente en septiembre de 2026. 139 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,405 South Beach: $1,098 Cuota media de HOA $1,406 al mes South Beach: $1,330 al mes Días medios en el mercado 14 South Beach: 32 Compradores en efectivo 13 de 23 ventas con financiamiento reportado Precio medio por pie cuadrado $1,405 Este edificio $1,098 South Beach Cuota media de HOA $1,406 Este edificio $1,330 South Beach Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Lumina en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Lumina Como cuatro edificios comparten un mismo nombre, establezca primero en qué edificio y en qué parte de él está una vivienda, porque una vivienda del podio y una de la torre son productos distintos, con luz, acceso y ruido distintos. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Lumina Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Lumina? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Luxe | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/luxe-1650-broadway-pac-heights/

Desarrollo nuevo - Pacific Heights Luxe El edificio es de concreto colado en sitio, de unos 73 pies de altura, sobre dos niveles subterráneos de estacionamiento con capacidad para 49 autos. Son 49 espacios frente a 34 viviendas, así que el garaje se construyó con más capacidad que un auto por residencia. Más allá de la estructura y del estacionamiento, hay poco sobre este edificio en el registro público. 1650 Broadway St - Pacific Heights, San Francisco El edificio, en breve Dirección 1650 Broadway St Vecindario Pacific Heights, San Francisco Desarrollador Belrich Partners, LLC Arquitecto Forum Design Pisos 7 Viviendas 34 Lo que de verdad se ha vendido aquí 8 ventas cerradas en Luxe en los últimos 24 meses, la más reciente en septiembre de 2026. 45 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $1,641 Pacific Heights: $1,241 Cuota media de HOA $1,495 al mes Pacific Heights: $848 al mes Días medios en el mercado 14 Pacific Heights: 13 Compradores en efectivo 3 de 7 ventas con financiamiento reportado Precio medio por pie cuadrado $1,641 Este edificio $1,241 Pacific Heights Cuota media de HOA $1,495 Este edificio $848 Pacific Heights Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Luxe en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Luxe Como el garaje tiene lugar para más autos que viviendas, averigüe cómo se asignan, se rentan o se escrituran los espacios sobrantes, ya que un segundo espacio escriturado es un activo real y uno rentado no lo es. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Luxe Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Luxe? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## M@1875 | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/m1875-1875-mission-mission-district/

Desarrollo nuevo - Mission District M@1875 Aquí se compraban viviendas nuevas a principios de 2015, lo que establece cuándo se terminó el edificio y cuándo se estaba vendiendo. El desarrollador, el arquitecto y el número de viviendas están todos sin verificar. Circula la afirmación de una correduría de que son treinta y nueve viviendas, pero no está corroborada en ninguna parte. 1875 Mission St - Mission District, San Francisco El edificio, en breve Dirección 1875 Mission St Vecindario Mission District, San Francisco Lo que de verdad se ha vendido aquí 1 venta cerrada en M@1875 en los últimos 24 meses, la más reciente en mayo de 2026. 30 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way M@1875 en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre M@1875 El historial de reventas que aparece abajo es más confiable que cualquier cosa escrita sobre este edificio, así que pondérelo en consecuencia. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre M@1875 Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en M@1875? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Maison Au Pont | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/maison-au-pont/

Desarrollo nuevo - Marina Maison Au Pont Veintidós planos distintos, que van desde estudios hasta viviendas de cuatro recámaras, es mucha variación para un edificio de este tamaño. Los planos están girados para correr paralelos a Lombard Street, de modo que la luz natural llegue a las recámaras y no solo a las salas, y unos patios ajardinados interiores llevan la luz más adentro. Un arreglo fotovoltaico en la azotea alimenta las áreas comunes, la fachada a la calle es de madera y vidrio, y la planta baja alberga el vestíbulo, el estacionamiento seguro y unos 3,712 pies cuadrados de espacio comercial. 2448 Lombard St - Marina, San Francisco El edificio, en breve Dirección 2448 Lombard St Vecindario Marina, San Francisco Desarrollador JS Sullivan Development Arquitecto RG Architecture Pisos 4 Viviendas 43 Sitio oficial maisonaupontsf.com Lo que de verdad se ha vendido aquí 2 ventas cerradas en Maison Au Pont en los últimos 24 meses, la más reciente en junio de 2026. 22 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Maison Au Pont en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Maison Au Pont Con tantos planos bajo un mismo techo, aquí no hay dos viviendas realmente comparables, así que pida el juego completo de planos e identifique cuáles dan a Lombard Street antes de acotar nada. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Maison Au Pont Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Maison Au Pont? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Millwheel North | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/millwheel-north/

Desarrollo nuevo - Dogpatch Millwheel North Millwheel North es la mitad de un par, el proyecto hermano de Millwheel South, del mismo desarrollador. Más allá de esa pareja, de cuatro pisos de viviendas y de tres locales comerciales en planta baja, hay poco documentado sobre este edificio, y rellenar el texto no le serviría de nada. 1275 Indiana St - Dogpatch, San Francisco El edificio, en breve Dirección 1275 Indiana St Vecindario Dogpatch, San Francisco Desarrollador R Group, Inc. Pisos 4 Viviendas 39 Lo que de verdad se ha vendido aquí 3 ventas cerradas en Millwheel North en los últimos 24 meses, la más reciente en septiembre de 2026. 11 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,264 Central Waterfront / Dogpatch: $1,050 Cuota media de HOA $881 al mes Central Waterfront / Dogpatch: $872 al mes Días medios en el mercado 2 Central Waterfront / Dogpatch: 28 Precio medio por pie cuadrado $1,264 Este edificio $1,050 Central Waterfront / Dogpatch Cuota media de HOA $881 Este edificio $872 Central Waterfront / Dogpatch Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Millwheel North en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Millwheel North Compárelo directamente con Millwheel South, porque un mismo desarrollador construyó los dos y las diferencias entre ambos le dirán más que cualquier cosa escrita sobre uno solo. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Millwheel North Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Millwheel North? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Mira | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/mira/

Desarrollo nuevo - South Beach Mira El terreno bajo Mira existe porque la Embarcadero Freeway se demolió después del terremoto de Loma Prieta de 1989. Las ventanas mirador de cada piso giran ligeramente respecto a las del piso de abajo, que es lo que produce la torsión que se ve desde la calle y también hace que las distribuciones de las viviendas cambien conforme sube la torre. A la parcela se le permitieron 100 pies de altura adicionales, hasta llegar a 400 pies, después de que el desarrollador aceptara que el 40 por ciento de las viviendas fueran de precio por debajo del mercado. 280 Spear St - South Beach, San Francisco El edificio, en breve Dirección 280 Spear St Vecindario South Beach, San Francisco Desarrollador Tishman Speyer Arquitecto Studio Gang Terminado 2020 Pisos 39 Viviendas 392 Lo que de verdad se ha vendido aquí 26 ventas cerradas en Mira en los últimos 24 meses, la más reciente en septiembre de 2026. 91 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,268 South Beach: $1,098 Cuota media de HOA $1,483 al mes South Beach: $1,330 al mes Días medios en el mercado 38 South Beach: 32 Compradores en efectivo 12 de 19 ventas con financiamiento reportado Precio medio por pie cuadrado $1,268 Este edificio $1,098 South Beach Cuota media de HOA $1,483 Este edificio $1,330 South Beach Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Mira en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Mira Con el 40 por ciento del edificio de precio por debajo del mercado, lo primero que hay que establecer sobre cualquier vivienda de aquí es si se trata de una reventa BMR, porque eso cambia por completo el precio, la calificación y las reglas de reventa. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Mira Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Mira? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Murano | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/murano/

Desarrollo nuevo - Cow Hollow Murano La envolvente es la historia en Murano: cintas de paneles de aluminio perforado hechos a la medida que recorren las fachadas. Detrás hay un sencillo marco de concreto de cinco pisos en la esquina de Pierce y Lombard, con espacio comercial a nivel de calle, un nivel de estacionamiento bajo tierra y una terraza ajardinada en la azotea. 3131 Pierce St - Cow Hollow, San Francisco El edificio, en breve Dirección 3131 Pierce St Vecindario Cow Hollow, San Francisco Arquitecto Handel Architects Terminado 2021 Pisos 5 Viviendas 22 Lo que de verdad se ha vendido aquí 4 ventas cerradas en Murano en los últimos 24 meses, la más reciente en abril de 2026. 22 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,252 Cow Hollow: $1,363 Cuota media de HOA $955 al mes Cow Hollow: $800 al mes Días medios en el mercado 28 Cow Hollow: 13 Precio medio por pie cuadrado $1,252 Este edificio $1,363 Cow Hollow Cuota media de HOA $955 Este edificio $800 Cow Hollow Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Murano en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Murano Los paneles perforados a la medida no son una pieza de catálogo, así que pregunte si la HOA guarda algo de material de repuesto y qué supone el estudio de reservas sobre el mantenimiento de esa fachada. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Murano Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Murano? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Noir | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/noir/

Desarrollo nuevo - San Francisco Noir No hay ninguna dirección asociada a esta ficha y el nombre es demasiado común para resolverlo a un edificio concreto de San Francisco. No pude confirmar que exista como un desarrollo propio. Sigue listado solo para que quien llegue aquí buscando el nombre reciba una respuesta directa en lugar de una página de apariencia verosímil. San Francisco Lo que yo preguntaría sobre Noir Envíeme la dirección a la que vio asociado este nombre y le diré de qué edificio se trata realmente. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Noir Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Noir? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Ocean Avenue West | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/ocean-avenue-west/

Desarrollo nuevo - Ingleside Ocean Avenue West El sitio web de ventas de este proyecto en Ingleside desapareció de internet, aunque los buscadores todavía lo indexan a partir de un rastreo antiguo. Aquí se revenden viviendas de forma individual, así que el edificio está construido y ocupado. No sobrevivió nada sobre quién lo construyó ni cuándo. 1117 Ocean Ave - Ingleside, San Francisco El edificio, en breve Dirección 1117 Ocean Ave Vecindario Ingleside, San Francisco Lo que de verdad se ha vendido aquí Ninguna vivienda en Ocean Avenue West se ha cerrado en el MLS en los últimos 24 meses. Más atrás, hay 14 ventas registradas. Un edificio así de quieto no es necesariamente un problema, pero significa que hay poca evidencia reciente contra la cual fijar un precio. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Ocean Avenue West en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Ocean Avenue West Sin un historial del desarrollador que revisar, el sustituto es el propio historial de reparaciones y cuotas del edificio en las actas de la HOA. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Ocean Avenue West Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Ocean Avenue West? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## One Franklin | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/onefranklin-1-franklin-st-in-hayes-valley/

Desarrollo nuevo - Hayes Valley One Franklin El espacio exterior compartido se reparte en dos niveles, un patio en el segundo piso y una terraza ajardinada con parrilla en el sexto. Las distribuciones van desde estudios hasta viviendas de dos recámaras. Se incluyen estacionamiento para bicicletas y bodega privada, y el detalle documentado termina más o menos ahí. 1 Franklin St - Hayes Valley, San Francisco El edificio, en breve Dirección 1 Franklin St Vecindario Hayes Valley, San Francisco Desarrollador JS Sullivan Pisos 8 Viviendas 35 Sitio oficial onefranklinsf.com Lo que de verdad se ha vendido aquí 4 ventas cerradas en One Franklin en los últimos 24 meses, la más reciente en octubre de 2026. 13 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $962 Hayes Valley: $1,099 Cuota media de HOA $881 al mes Hayes Valley: $647 al mes Días medios en el mercado 11 Hayes Valley: 16 Precio medio por pie cuadrado $962 Este edificio $1,099 Hayes Valley Cuota media de HOA $881 Este edificio $647 Hayes Valley Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way One Franklin en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre One Franklin El registro cubre el estacionamiento para bicicletas y la bodega, pero no dice nada sobre el estacionamiento para autos, así que confirme qué tiene el edificio y calcule cuánto le costaría un espacio cercano si la respuesta es que no hay. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre One Franklin Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en One Franklin? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## One Mission Bay | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/one-mission-bay/

Desarrollo nuevo - Mission Bay One Mission Bay El antiguo dominio de ventas ahora redirige al sitio corporativo de CIM Group, lo que sugiere quién estuvo detrás sin confirmarlo. No sobrevive ninguna página del proyecto que diga quién lo diseñó, cuántas viviendas tiene ni cuándo abrió. Lo que sí tiene es un amplio registro de reventas en Mission Bay. 1000 Third St - Mission Bay, San Francisco El edificio, en breve Dirección 1000 Third St Vecindario Mission Bay, San Francisco Lo que de verdad se ha vendido aquí 16 ventas cerradas en One Mission Bay en los últimos 24 meses, la más reciente en octubre de 2026. 88 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,348 Mission Bay: $1,073 Cuota media de HOA $1,044 al mes Mission Bay: $1,057 al mes Días medios en el mercado 11 Mission Bay: 20 Compradores en efectivo 6 de 14 ventas con financiamiento reportado Precio medio por pie cuadrado $1,348 Este edificio $1,073 Mission Bay Cuota media de HOA $1,044 Este edificio $1,057 Mission Bay Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way One Mission Bay en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre One Mission Bay En un edificio de este tamaño la variación entre líneas de viviendas y pisos importa más que el promedio del edificio, así que no fije el precio de una vivienda concreta a partir de la mediana que aparece abajo. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre One Mission Bay Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en One Mission Bay? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## One Steuart Lane | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/one-steuart-lane/

Desarrollo nuevo - South Beach One Steuart Lane En esta estructura no hay columnas perimetrales. Esa sola decisión de ingeniería es lo que permite que el vidrio corra de piso a techo en las residencias, con las ventanas más grandes de casi 8 pies de ancho y más de 9 pies de alto. El exterior es travertino plateado extraído en la Toscana, colocado en retícula. El edificio cuenta con la certificación LEED BD+C Gold. 1 Steuart Ln - South Beach, San Francisco El edificio, en breve Dirección 1 Steuart Ln Vecindario South Beach, San Francisco Desarrollador Paramount Group, Inc. Arquitecto Skidmore, Owings and Merrill Terminado 2020 Pisos 20 Viviendas 120 Sitio oficial onesteuartlane.com Lo que de verdad se ha vendido aquí 16 ventas cerradas en One Steuart Lane en los últimos 24 meses, la más reciente en octubre de 2026. 34 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,664 South Beach: $1,098 Cuota media de HOA $3,253 al mes South Beach: $1,330 al mes Días medios en el mercado 29 South Beach: 32 Compradores en efectivo 13 de 15 ventas con financiamiento reportado Precio medio por pie cuadrado $1,664 Este edificio $1,098 South Beach Cuota media de HOA $3,253 Este edificio $1,330 South Beach Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way One Steuart Lane en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre One Steuart Lane El vidrio de esa escala es todo el atractivo y también toda la cuenta de calefacción y aire acondicionado, así que pídale a un propietario cifras reales de servicios en vez de estimarlas a partir de los pies cuadrados. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre One Steuart Lane Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en One Steuart Lane? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## OneEleven | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/one-eleven-588-minna-street/

Desarrollo nuevo - SoMa OneEleven Esta ficha tiene un problema que conviene decir con claridad: el nombre OneEleven no corresponde de forma evidente a la dirección 588 Minna Street, y no pude conciliar los dos con ninguna fuente. San Francisco YIMBY no tiene ninguna cobertura de esa dirección. 588 Minna St - SoMa, San Francisco El edificio, en breve Dirección 588 Minna St Vecindario SoMa, San Francisco Lo que de verdad se ha vendido aquí 2 ventas cerradas en OneEleven en los últimos 24 meses, la más reciente en agosto de 2025. 23 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way OneEleven en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre OneEleven Confirme el nombre legal y la dirección del edificio contra el mapa registrado antes de fiarse de nada presentado bajo cualquiera de los dos. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre OneEleven Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en OneEleven? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Onyx | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/onyx-phase-1-phase-2-in-potrero-hill/

Desarrollo nuevo - Potrero Hill Onyx Dos fases en Carolina Street, en Potrero Hill, reunidas aquí en una sola entrada porque son el mismo desarrollo. El dominio de ventas original fue tomado por terceros y hoy publica contenido en otro idioma sin relación con el edificio, así que no hay sitio al cual enlazar. No se pudo verificar nada sobre el desarrollador ni sobre el arquitecto. 300-310 Carolina St - Potrero Hill, San Francisco El edificio, en breve Dirección 300-310 Carolina St Vecindario Potrero Hill, San Francisco También conocido como Onyx Phase 1 and Phase 2 Lo que de verdad se ha vendido aquí 2 ventas cerradas en Onyx en los últimos 24 meses, la más reciente en octubre de 2025. 18 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Onyx en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Onyx Pregunte en qué fase se encuentra la vivienda que le interesa, porque las dos fases se construyeron en momentos distintos y puede que no compartan la misma situación de reservas. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Onyx Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Onyx? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Park Lane | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/park-lane/

Desarrollo nuevo - Nob Hill Park Lane Una dirección en Nob Hill con dos trampas alrededor. El antiguo dominio de ventas es hoy una página estacionada, y un dominio muy parecido pertenece a un edificio completamente distinto en Houston. Ninguno de los dos le dice nada sobre el edificio de 1100 Sacramento. 1100 Sacramento St - Nob Hill, San Francisco El edificio, en breve Dirección 1100 Sacramento St Vecindario Nob Hill, San Francisco Lo que de verdad se ha vendido aquí 3 ventas cerradas en Park Lane en los últimos 24 meses, la más reciente en septiembre de 2026. 24 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,363 Nob Hill: $1,054 Cuota media de HOA $3,725 al mes Nob Hill: $1,037 al mes Días medios en el mercado 64 Nob Hill: 33 Precio medio por pie cuadrado $1,363 Este edificio $1,054 Nob Hill Cuota media de HOA $3,725 Este edificio $1,037 Nob Hill Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Park Lane en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Park Lane Las cuotas de la HOA aquí están muy por encima de la mediana de Nob Hill, así que pregunte qué cubren en realidad antes de comparar este edificio con cualquier otro de la colina. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Park Lane Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Park Lane? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Ritz-Carlton Residences | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/ritz-carlton-residences/

Desarrollo nuevo - Financial District Ritz-Carlton Residences La base de este edificio es el Chronicle Building de 1890, descrito ampliamente como el primer rascacielos de California y hoy San Francisco Landmark No. 243. Su torre del reloj se incendió en 1905, el interior quedó destruido en el incendio de 1906 y Willis Polk lo reconstruyó. Una restauración terminada en 2007 devolvió la fachada de arenisca hacia su aspecto original con unos 1,000 bloques de reemplazo tallados en arenisca de Sespe, y se agregaron pisos nuevos sobre la estructura histórica para la conversión residencial. Las fuentes no coinciden en cuántos pisos se agregaron, así que no he puesto una cifra. 690 Market St - Financial District, San Francisco El edificio, en breve Dirección 690 Market St Vecindario Financial District, San Francisco Arquitecto Burnham and Root para el edificio original de 1890, Willis Polk para la reconstrucción posterior a 1906 Terminado 2007 Conviene saberlo primero. Esta dirección ha albergado tanto residencias de propiedad plena como intereses fraccionados del Ritz-Carlton Club. Son dos cosas muy distintas de poseer. Confirme de cuál se trata en una vivienda determinada antes de avanzar demasiado con ella. Lo que de verdad se ha vendido aquí 1 venta cerrada en Ritz-Carlton Residences en los últimos 24 meses, la más reciente en julio de 2026. 44 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Ritz-Carlton Residences en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Ritz-Carlton Residences Antes de avanzar mucho con cualquier vivienda aquí, confirme por escrito si se trata de una residencia de propiedad plena o de un interés fraccionado del Ritz-Carlton Club, porque son dos cosas muy distintas de poseer. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Ritz-Carlton Residences Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Ritz-Carlton Residences? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Rockwell | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/rockwell-1688-pine-pacific-heights/

Desarrollo nuevo - Lower Pacific Heights Rockwell Dos fachadas restauradas de principios del siglo XX, procedentes del histórico Auto Row de San Francisco, se integraron a la construcción nueva y hoy forman las entradas del edificio. Detrás de ellas, dos torres residenciales comparten un mismo podio en Pine y Franklin, unos 440,000 pies cuadrados brutos en total. El estacionamiento está bajo nivel y funciona con apiladores de autos. 1688 Pine St - Lower Pacific Heights, San Francisco El edificio, en breve Dirección 1688 Pine St Vecindario Lower Pacific Heights, San Francisco Desarrollador Oyster Development Arquitecto Kwan Henmi Lo que de verdad se ha vendido aquí 18 ventas cerradas en Rockwell en los últimos 24 meses, la más reciente en octubre de 2026. 152 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,224 Van Ness / Civic Center: $780 Cuota media de HOA $893 al mes Van Ness / Civic Center: $1,090 al mes Días medios en el mercado 18 Van Ness / Civic Center: 45 Compradores en efectivo 9 de 17 ventas con financiamiento reportado Precio medio por pie cuadrado $1,224 Este edificio $780 Van Ness / Civic Center Cuota media de HOA $893 Este edificio $1,090 Van Ness / Civic Center Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Rockwell en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Rockwell Si tiene auto, vaya a ver los apiladores usted mismo y pregunte cómo funciona el retiro del vehículo en las horas de mayor demanda y cuál es el procedimiento cuando uno está fuera de servicio. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Rockwell Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Rockwell? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Rowan | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/rowan-346-potrero-ave/

Desarrollo nuevo - Potrero Hill/Mission District Rowan La decisión de más peso aquí es estructural. Un exoesqueleto de concreto expuesto arranca en el tercer piso y se abre en formas de V de seis pisos a lo largo del edificio, una referencia a la historia de astilleros y grúas de contenedores del barrio. Llevar la estructura por fuera deja los interiores libres de columnas, con grandes vanos acristalados y balcones tipo Julieta, y los muros ciegos de concreto de los extremos están ranurados y texturizados para que se lean como varias capas. 346 Potrero Ave - Potrero Hill/Mission District, San Francisco El edificio, en breve Dirección 346 Potrero Ave Vecindario Potrero Hill/Mission District, San Francisco También conocido como 338 Potrero Ave Desarrollador Trumark Urban Arquitecto Handel Architects Terminado 2016 Pisos 6 Lo que de verdad se ha vendido aquí 5 ventas cerradas en Rowan en los últimos 24 meses, la más reciente en julio de 2026. 53 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $944 Inner Mission: $935 Cuota media de HOA $777 al mes Inner Mission: $600 al mes Días medios en el mercado 35 Inner Mission: 34 Compradores en efectivo 0 de 5 ventas con financiamiento reportado Precio medio por pie cuadrado $944 Este edificio $935 Inner Mission Cuota media de HOA $777 Este edificio $600 Inner Mission Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Rowan en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Rowan El concreto expuesto es el edificio, por dentro y por fuera, así que pregunte a la HOA cómo se inspecciona, se sella y se repara el concreto exterior, y cuánto destina el estudio de reservas a ese trabajo. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Rowan Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Rowan? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Sapphire | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/sapphire-252-9th-st-in-soma/

Desarrollo nuevo - SoMa Sapphire Todo lo que se puede encontrar sobre este edificio de SoMa es un portal de anuncios o una página de captación de clientes, es decir, nada. Sin desarrollador, sin arquitecto, sin año de terminación. Se vende, así que existe. 252 9th St - SoMa, San Francisco El edificio, en breve Dirección 252 9th St Vecindario SoMa, San Francisco Lo que de verdad se ha vendido aquí 3 ventas cerradas en Sapphire en los últimos 24 meses, la más reciente en mayo de 2026. 17 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $725 South of Market: $753 Cuota media de HOA $622 al mes South of Market: $706 al mes Días medios en el mercado 59 South of Market: 40 Precio medio por pie cuadrado $725 Este edificio $753 South of Market Cuota media de HOA $622 Este edificio $706 South of Market Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Sapphire en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Sapphire En un edificio sin registro público, el estudio de reservas es el documento más informativo que puede pedir. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Sapphire Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Sapphire? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Serif | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/serif/

Desarrollo nuevo - SoMa Serif Serif comparte una manzana triangular con el histórico Warfield Theater, y su lote irregular de 34,000 pies cuadrados le da forma a todo el edificio. El exterior es una envolvente continua de concreto reforzado con fibra de vidrio, con vanos de ventana que van cambiando a lo largo de la fachada. No es solo vivienda. Los 242 condominios conviven con un hotel de 232 llaves, espacio comercial en la planta baja, un local comunitario operado por Magic Theatre y una plaza pública en Turk Street. 950 Market St - SoMa, San Francisco El edificio, en breve Dirección 950 Market St Vecindario SoMa, San Francisco Desarrollador Group i Arquitecto Handel Architects, interiores residenciales de IwamotoScott Architecture Terminado 2022 Viviendas 242 Sitio oficial serifsf.com Conviene saberlo primero. Este es un edificio mixto. Los condominios comparten la estructura con un hotel y comercio en planta baja. El hotel abrió como The LINE San Francisco en 2022 y ya no aparece entre las propiedades de esa marca, así que conviene verificar de nuevo quién lo opera. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Serif en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Serif El hotel abrió como The LINE San Francisco en 2022 y ya no aparece entre las propiedades de esa marca, así que pregunte quién lo opera ahora y lea con exactitud cómo se reparten los costos y los sistemas compartidos entre el hotel y los condominios en los documentos de gobierno. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Serif Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Serif? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Seventy2 | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/seventy2-72-townsend-south-beach/

Desarrollo nuevo - South Beach Seventy2 Este edificio se hizo en dos partes y en dos épocas. Se agregaron siete pisos residenciales nuevos sobre un almacén existente de 31 pies de altura, en lugar de construir una torre desde cero. El proyecto se aprobó y se comercializó por primera vez alrededor de 2007, y luego se detuvo cuando el desarrollador se declaró en bancarrota en 2009. Los permisos se restablecieron a finales de 2012, la construcción se reanudó en 2013 y las primeras ventas se cerraron en 2015. 72 Townsend St - South Beach, San Francisco El edificio, en breve Dirección 72 Townsend St Vecindario South Beach, San Francisco Viviendas 74 Lo que de verdad se ha vendido aquí 9 ventas cerradas en Seventy2 en los últimos 24 meses, la más reciente en agosto de 2026. 86 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $1,106 South Beach: $1,098 Cuota media de HOA $1,132 al mes South Beach: $1,330 al mes Días medios en el mercado 25 South Beach: 32 Compradores en efectivo 4 de 8 ventas con financiamiento reportado Precio medio por pie cuadrado $1,106 Este edificio $1,098 South Beach Cuota media de HOA $1,132 Este edificio $1,330 South Beach Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Seventy2 en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Seventy2 Como los pisos nuevos se apoyan en un almacén más antiguo, pregunte qué se le hizo a la estructura original para soportarlos y pida a su inspector que revise de cerca el punto donde se encuentran el edificio viejo y los pisos nuevos. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Seventy2 Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Seventy2? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Sol Lux Alpha | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/sol-lux-alpha/

Desarrollo nuevo - Mission District Sol Lux Alpha Cuatro viviendas, y el sistema de energía es la razón por la que este edificio existe. Cada residencia tiene tres unidades Tesla Powerwall, la terraza en la azotea y las áreas comunes funcionan con torres de baterías Blue Ion independientes, y un arreglo fotovoltaico bifacial en la azotea alimenta las cuatro viviendas. El desarrollador lo describe como el primer edificio de Estados Unidos en combinar la certificación Passive House con tecnología de nanorred. Esa es la afirmación del desarrollador, y yo la trataría como una afirmación hasta que usted vea la certificación con sus propios ojos. 685 Florida St - Mission District, San Francisco El edificio, en breve Dirección 685 Florida St Vecindario Mission District, San Francisco Desarrollador Off the Grid Design Viviendas 4 Sitio oficial solluxalpha.com Lo que de verdad se ha vendido aquí Ninguna vivienda en Sol Lux Alpha se ha cerrado en el MLS en los últimos 24 meses. Más atrás, hay 4 ventas registradas. Un edificio así de quieto no es necesariamente un problema, pero significa que hay poca evidencia reciente contra la cual fijar un precio. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Sol Lux Alpha en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Sol Lux Alpha Las baterías y los equipos solares se desgastan en un plazo previsible, así que pregunte cómo una asociación de cuatro propietarios planea, presupuesta y contrata el mantenimiento y, llegado el momento, el reemplazo de todo eso. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Sol Lux Alpha Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Sol Lux Alpha? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Stage 1075 | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/stage-1075/

Desarrollo nuevo - SoMa Stage 1075 Durante un siglo esta dirección fue un cine. El Imperial Theater abrió en 1912 bajo David y Sid Grauman, pasó a llamarse Premiere en 1929, United Artists en 1931 y Loew's en 1970, y terminó como el Market Street Cinema, que cerró en 2013. Dos elementos del edificio nuevo continúan esa historia. Un vitral de la época de Grauman fue restaurado e instalado a lo ancho de un muro completo del vestíbulo, y unos aros huecos de acero forjado del herrero local Daniel Hopper se extienden entre el cuarto y el octavo piso como obra de arte público en referencia a la antigua marquesina. 1075 Market St - SoMa, San Francisco El edificio, en breve Dirección 1075 Market St Vecindario SoMa, San Francisco Desarrollador Encore Capital Management Arquitecto Levy Design Partners Terminado 2018 Pisos 8 Viviendas 90 Lo que de verdad se ha vendido aquí 10 ventas cerradas en Stage 1075 en los últimos 24 meses, la más reciente en agosto de 2026. 48 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $780 South of Market: $753 Cuota media de HOA $715 al mes South of Market: $706 al mes Días medios en el mercado 83 South of Market: 40 Compradores en efectivo 6 de 10 ventas con financiamiento reportado Precio medio por pie cuadrado $780 Este edificio $753 South of Market Cuota media de HOA $715 Este edificio $706 South of Market Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Stage 1075 en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Stage 1075 El vitral del vestíbulo y los aros de acero del exterior son piezas encargadas y no partes estándar del edificio, así que pregunte quién es responsable de mantenerlos y asegurarlos, y si esa obligación aparece en el estudio de reservas. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Stage 1075 Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Stage 1075? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Summit 800 | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/summit-800-800-brotherhood-way-in-park-merced/

Desarrollo nuevo - Parkmerced/Ingleside Summit 800 Summit 800 no es un edificio de condominios. Es una comunidad de 182 viviendas, entre casas adosadas y casas unifamiliares independientes, cerca de Lake Merced, con viviendas que van de unos 1,547 a 2,393 pies cuadrados y garajes en tándem para dos autos. 800 Brotherhood Way - Parkmerced/Ingleside, San Francisco El edificio, en breve Dirección 800 Brotherhood Way Vecindario Parkmerced/Ingleside, San Francisco Desarrollador Comstock Homes Viviendas 182 Sitio oficial summit800.com Conviene saberlo primero. Esta es una comunidad de casas adosadas y casas independientes, no un solo edificio de condominios. Confirme si una vivienda determinada es un condominio o forma parte de un desarrollo de unidades planificadas. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Summit 800 en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Summit 800 Pida los documentos registrados de la vivienda específica y confirme si está comprando un interés en condominio o un lote dentro de un desarrollo de unidades planificadas, porque eso determina qué posee en realidad y qué mantiene la asociación. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Summit 800 Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Summit 800? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The 36 | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-36/

Desarrollo nuevo - Mission District The 36 Lo que había aquí antes era un edificio de oficinas de un piso de unos 3,200 pies cuadrados y un estacionamiento de superficie de ocho espacios. En su lugar hay un edificio de seis pisos sobre un sótano, de 65 pies de altura y de uso mixto, con unos 645 pies cuadrados de espacio comercial en la planta baja sobre Cesar Chavez Street, 14 espacios de estacionamiento en el sótano y 29 espacios para bicicletas. 3620 Cesar Chavez St - Mission District, San Francisco El edificio, en breve Dirección 3620 Cesar Chavez St Vecindario Mission District, San Francisco Desarrollador Sternberg Benjamin Architects, Inc. listed as project sponsor Arquitecto Sternberg Benjamin Architects, Inc. Pisos 6 Conviene saberlo primero. Los registros de planificación de la ciudad describen este proyecto como apartamentos, mientras que los sitios de corretaje lo llaman condominios. Confirme la estructura de propiedad antes de apoyarse en cualquiera de las dos versiones. Lo que de verdad se ha vendido aquí 3 ventas cerradas en The 36 en los últimos 24 meses, la más reciente en julio de 2026. 26 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,132 Inner Mission: $935 Cuota media de HOA $768 al mes Inner Mission: $600 al mes Días medios en el mercado 14 Inner Mission: 34 Precio medio por pie cuadrado $1,132 Este edificio $935 Inner Mission Cuota media de HOA $768 Este edificio $600 Inner Mission Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The 36 en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The 36 Los registros de planificación de la ciudad describen este proyecto como departamentos, mientras que los sitios de corretaje lo llaman condominios, así que confirme la forma de propiedad en los documentos registrados antes de dedicarle más tiempo, y confirme por separado si la vivienda incluye uno de los 14 espacios de estacionamiento. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The 36 Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The 36? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Alexandria | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-alexandria/

Desarrollo nuevo - Outer Richmond The Alexandria El edificio ocupa el lote trasero del Alexandria Theater, en el Outer Richmond, con cuatro pisos de altura y espacio comercial en la planta baja. Eso es todo lo que puedo verificar sobre él, así que cualquier cosa más vistosa que lea en otra parte, tómela como algo que necesita una fuente. 369 18th Ave - Outer Richmond, San Francisco El edificio, en breve Dirección 369 18th Ave Vecindario Outer Richmond, San Francisco Desarrollador TimeSpace Group Arquitecto Elevation Architects Pisos 4 Viviendas 43 Sitio oficial thealexandriasf.com Lo que de verdad se ha vendido aquí 4 ventas cerradas en The Alexandria en los últimos 24 meses, la más reciente en junio de 2026. 25 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,125 Central Richmond: $1,026 Cuota media de HOA $621 al mes Central Richmond: $385 al mes Días medios en el mercado 14 Central Richmond: 14 Precio medio por pie cuadrado $1,125 Este edificio $1,026 Central Richmond Cuota media de HOA $621 Este edificio $385 Central Richmond Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Alexandria en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Alexandria El teatro es una propiedad aparte de estas viviendas, así que averigüe qué va a pasar con él antes de comprar, porque en lo que se convierta quedará justo pegado a este edificio. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Alexandria Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Alexandria? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Austin | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-austin/

Desarrollo nuevo - Van Ness corridor The Austin No hay mucho material verificado sobre The Austin más allá del edificio mismo. Es una estructura de concreto de uso mixto de 12 pisos sobre el nivel del suelo, de unos 152,000 pies cuadrados, con tres espacios comerciales a nivel de calle y dos niveles de estacionamiento subterráneo. 1545 Pine St - Van Ness corridor, San Francisco El edificio, en breve Dirección 1545 Pine St Vecindario Van Ness corridor, San Francisco Desarrollador Trumark Urban Arquitecto BDE Architecture Terminado 2017 Pisos 12 Viviendas 100 Lo que de verdad se ha vendido aquí 14 ventas cerradas en The Austin en los últimos 24 meses, la más reciente en septiembre de 2026. 52 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,030 Van Ness / Civic Center: $780 Cuota media de HOA $1,222 al mes Van Ness / Civic Center: $1,090 al mes Días medios en el mercado 59 Van Ness / Civic Center: 45 Compradores en efectivo 5 de 9 ventas con financiamiento reportado Precio medio por pie cuadrado $1,030 Este edificio $780 Van Ness / Civic Center Cuota media de HOA $1,222 Este edificio $1,090 Van Ness / Civic Center Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Austin en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Austin Con tres espacios comerciales en la base, pregunte cómo pasan por el presupuesto de la HOA los arrendamientos, los ingresos y los gastos del espacio comercial, y lea el presupuesto y el estudio de reservas antes de formarse una opinión. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Austin Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Austin? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Avery | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-avery/

Desarrollo nuevo - Transbay/East Cut The Avery Dentro de esta torre de 618 pies conviven dos edificios distintos. Los pisos 2 al 32 son departamentos de renta bajo una marca aparte, y los condominios empiezan en el piso 33 y siguen hasta arriba. El volumen de vidrio se escalona conforme sube, y por eso la torre cambia de forma cuando uno la mira desde la calle. 488 Folsom St - Transbay/East Cut, San Francisco El edificio, en breve Dirección 488 Folsom St Vecindario Transbay/East Cut, San Francisco Desarrollador Related California Arquitecto OMA, interiores de Clodagh Design Terminado 2019 Viviendas 118 Sitio oficial theaverysf.com Conviene saberlo primero. Solo las viviendas del piso 33 hacia arriba son condominios. Los pisos 2 al 32 son apartamentos de alquiler bajo una marca distinta. Lo que de verdad se ha vendido aquí 31 ventas cerradas en The Avery en los últimos 24 meses, la más reciente en septiembre de 2026. 77 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,795 South Beach: $1,098 Cuota media de HOA $2,419 al mes South Beach: $1,330 al mes Días medios en el mercado 28 South Beach: 32 Compradores en efectivo 22 de 31 ventas con financiamiento reportado Precio medio por pie cuadrado $1,795 Este edificio $1,098 South Beach Cuota media de HOA $2,419 Este edificio $1,330 South Beach Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Avery en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Avery Pregunte con precisión cómo se dividen las entradas, los sistemas compartidos, las amenidades y los costos entre los pisos de renta y los pisos de condominio, porque los pisos 2 al 32 son departamentos de renta bajo una marca distinta. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Avery Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Avery? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Century | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-century-2200-market/

Desarrollo nuevo - Duboce Triangle/Castro The Century Leticia's y Thai House ocupaban este tramo de Market Street antes que el edificio. Lo que los reemplazó es pequeño, 22 condominios, tres de ellos entregados como viviendas de precio por debajo del mercado. 2200 Market St - Duboce Triangle/Castro, San Francisco El edificio, en breve Dirección 2200 Market St Vecindario Duboce Triangle/Castro, San Francisco Viviendas 22 Lo que de verdad se ha vendido aquí 5 ventas cerradas en The Century en los últimos 24 meses, la más reciente en junio de 2025. 22 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,197 Duboce Triangle: $1,197 Cuota media de HOA $809 al mes Duboce Triangle: $513 al mes Días medios en el mercado 17 Duboce Triangle: 13 Compradores en efectivo 0 de 5 ventas con financiamiento reportado Precio medio por pie cuadrado $1,197 Este edificio $1,197 Duboce Triangle Cuota media de HOA $809 Este edificio $513 Duboce Triangle Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Century en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Century Con tres de las 22 viviendas de precio por debajo del mercado, lo primero que hay que establecer sobre cualquier vivienda aquí es si se trata de una reventa BMR, porque eso cambia el precio, la calificación del comprador y la transacción entera. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Century Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Century? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Crescent on Nob Hill | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/crescent-875-california/

Desarrollo nuevo - Nob Hill The Crescent on Nob Hill California y Powell es el único cruce de San Francisco por el que pasan las tres líneas de cable car. El edificio retira su fachada curva de esa esquina y acoge un jardín de acceso ajardinado en el espacio que cede. La base es de granito con estrías horizontales, los pisos superiores se leen como una interpretación contemporánea de la tradicional ventana mirador de San Francisco, y los cerca de 100,000 pies cuadrados incluyen un jardín de invierno de doble altura, jardines en la azotea, terrazas privadas y un jardín para los residentes en la parte trasera. 875 California St - Nob Hill, San Francisco El edificio, en breve Dirección 875 California St Vecindario Nob Hill, San Francisco También conocido como Crescent Nob Hill Desarrollador Grosvenor Arquitecto Robert A.M. Stern Architects, interiores de Champalimaud Design Terminado 2020 Pisos 7 Viviendas 44 Sitio oficial crescentnobhill.com Lo que de verdad se ha vendido aquí 13 ventas cerradas en The Crescent on Nob Hill en los últimos 24 meses, la más reciente en agosto de 2026. 24 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,561 Nob Hill: $1,054 Cuota media de HOA $2,138 al mes Nob Hill: $1,037 al mes Días medios en el mercado 46 Nob Hill: 33 Compradores en efectivo 8 de 12 ventas con financiamiento reportado Precio medio por pie cuadrado $1,561 Este edificio $1,054 Nob Hill Cuota media de HOA $2,138 Este edificio $1,037 Nob Hill Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Crescent on Nob Hill en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Crescent on Nob Hill Por esta esquina pasan los cable cars, así que siéntese dentro de la vivienda misma a más de una hora del día antes de comprometerse, y compárela con las viviendas que dan al jardín de la parte trasera. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Crescent on Nob Hill Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Crescent on Nob Hill? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The District | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-district-2655-bush-st-lower-pac-heights/

Desarrollo nuevo - Lower Pacific Heights The District Paneles de metal perforado hechos a medida dividen los balcones de la planta baja, con perforaciones dispuestas en hileras que remiten a patrones tradicionales de cercas. Ese detalle es casi todo lo que está documentado sobre este edificio, y el resto del registro es escaso. Es mejor decírselo así que llenar el espacio con adjetivos. 2655 Bush St - Lower Pacific Heights, San Francisco El edificio, en breve Dirección 2655 Bush St Vecindario Lower Pacific Heights, San Francisco Arquitecto KTGY Terminado 2016 Lo que de verdad se ha vendido aquí 11 ventas cerradas en The District en los últimos 24 meses, la más reciente en diciembre de 2025. 73 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $1,115 Lower Pacific Heights: $1,108 Cuota media de HOA $953 al mes Lower Pacific Heights: $676 al mes Días medios en el mercado 54 Lower Pacific Heights: 26 Compradores en efectivo 5 de 11 ventas con financiamiento reportado Precio medio por pie cuadrado $1,115 Este edificio $1,108 Lower Pacific Heights Cuota media de HOA $953 Este edificio $676 Lower Pacific Heights Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The District en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The District Como hay tan poco verificado aquí, vaya con lo básico en la mano, el presupuesto de la HOA, el estudio de reservas y una caminata frente a esos balcones de la planta baja para juzgar cuánta privacidad dan en realidad los paneles. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The District Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The District? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Harrison | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-harrison/

Desarrollo nuevo - South Beach The Harrison Esta torre pasó años como obra detenida. Los trabajos se reanudaron en 2012, después de que la recesión que siguió a la terminación de la primera torre de Rincon Hill en 2008 frenara la construcción aquí. Nuevos propietarios tomaron el proyecto en 2015, trajeron a Ken Fulk para rediseñar las residencias y los pisos de amenidades, y le cambiaron el nombre a The Harrison. Mide unos 541 pies hasta la azotea y es la segunda torre residencial del complejo de Rincon Hill. 401 Harrison St - South Beach, San Francisco El edificio, en breve Dirección 401 Harrison St Vecindario South Beach, San Francisco Desarrollador Originalmente Urban Pacific Development con Principal Real Estate Investors, vendido en 2015 a Maximus Real Estate Partners y Rockpoint Group Arquitecto Solomon Cordwell Buenz Terminado 2014 Pisos 52 Viviendas 299 Lo que de verdad se ha vendido aquí 37 ventas cerradas en The Harrison en los últimos 24 meses, la más reciente en septiembre de 2026. 230 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $1,260 South Beach: $1,098 Cuota media de HOA $1,750 al mes South Beach: $1,330 al mes Días medios en el mercado 42 South Beach: 32 Compradores en efectivo 15 de 36 ventas con financiamiento reportado Precio medio por pie cuadrado $1,260 Este edificio $1,098 South Beach Cuota media de HOA $1,750 Este edificio $1,330 South Beach Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Harrison en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Harrison Como los interiores se rehicieron a la mitad del proceso bajo otra propiedad, pregunte qué acabados y qué distribuciones vienen del esquema original y cuáles llegaron después de 2015, y consiga esa respuesta por escrito para la vivienda específica. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Harrison Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Harrison? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Heights | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-heights-2829-california/

Desarrollo nuevo - Pacific Heights The Heights Trece viviendas y tres espacios comerciales comparten aquí unos 40,000 pies cuadrados. Eso hace de este un edificio de uso mixto, no uno residencial con un local pegado, y los residentes y los inquilinos comerciales comparten la misma estructura y los mismos documentos de gobierno. 2829 California St - Pacific Heights, San Francisco El edificio, en breve Dirección 2829 California St Vecindario Pacific Heights, San Francisco Arquitecto RG Architecture Terminado 2013 Viviendas 13 Lo que de verdad se ha vendido aquí 2 ventas cerradas en The Heights en los últimos 24 meses, la más reciente en noviembre de 2025. 6 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Heights en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Heights Lea cómo se tratan los espacios comerciales en los CC&Rs, en concreto cómo se reparten los costos entre los propietarios residenciales y los comerciales y cómo vota el interés comercial. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Heights Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Heights? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Monarch | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-monarch/

Desarrollo nuevo - Hunters Point/Bayview The Monarch Monarch es una de las cuatro colecciones en venta dentro del plan maestro de The San Francisco Shipyard, junto con Madison, Landing y Palisades. En la práctica eso significa que usted está evaluando un plan maestro tanto como un grupo de viviendas, porque las cosas que van a definir cómo se vive aquí se están decidiendo a esa escala. 51 Innes St - Hunters Point/Bayview, San Francisco El edificio, en breve Dirección 51 Innes St Vecindario Hunters Point/Bayview, San Francisco Desarrollador Lennar Lo que de verdad se ha vendido aquí 2 ventas cerradas en The Monarch en los últimos 24 meses, la más reciente en diciembre de 2025. 15 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Monarch en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Monarch Monarch está dentro del plan maestro de The San Francisco Shipyard, así que antes de comparar planos, pregunte qué historial del sitio y qué historial regulatorio aplican a esta parcela como parte de ese plan maestro. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Monarch Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Monarch? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Nopa | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-nopa-sf-new-development/

Desarrollo nuevo - NoPa (North of Panhandle) The Nopa Escriturado es la palabra en la que hay que fijarse. Cada una de las siete viviendas de dos recámaras tiene una terraza o un deck privado escriturado a la vivienda en lugar de mantenerse como área común, lo que en un edificio tan pequeño es una parte real de lo que usted posee. 1811 Turk St - NoPa (North of Panhandle), San Francisco El edificio, en breve Dirección 1811 Turk St Vecindario NoPa (North of Panhandle), San Francisco Desarrollador The Lurie Group Viviendas 7 Lo que de verdad se ha vendido aquí Ninguna vivienda en The Nopa se ha cerrado en el MLS en los últimos 24 meses. Más atrás, hay 8 ventas registradas. Un edificio así de quieto no es necesariamente un problema, pero significa que hay poca evidencia reciente contra la cual fijar un precio. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Nopa en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Nopa Lea en los CC&Rs el límite escriturado del espacio exterior y confirme quién lo repara y lo mantiene, porque en una asociación de siete propietarios cualquier costo inesperado se reparte entre muy pocos. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Nopa Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Nopa? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Pacific | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-pacific-2121-webster/

Desarrollo nuevo - Pacific Heights The Pacific La mayor parte de este edificio fue una escuela de odontología construida en los años sesenta. El exterior original de concreto prefabricado se retiró y se reemplazó por un muro cortina de paneles de metal y vidrio, con miradores triangulares de vidrio que sobresalen de la fachada, y el antiguo penthouse mecánico se convirtió en penthouses dúplex con terrazas privadas. Se construyeron diez casas adosadas nuevas en un lote contiguo que antes era estacionamiento. El proyecto terminado obtuvo la certificación LEED. 2121 Webster St - Pacific Heights, San Francisco El edificio, en breve Dirección 2121 Webster St Vecindario Pacific Heights, San Francisco Desarrollador Trumark Urban Arquitecto Handel Architects Terminado 2016 Lo que de verdad se ha vendido aquí 7 ventas cerradas en The Pacific en los últimos 24 meses, la más reciente en junio de 2026. 65 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $2,383 Pacific Heights: $1,241 Cuota media de HOA $1,775 al mes Pacific Heights: $848 al mes Días medios en el mercado 0 Pacific Heights: 13 Precio medio por pie cuadrado $2,383 Este edificio $1,241 Pacific Heights Cuota media de HOA $1,775 Este edificio $848 Pacific Heights Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Pacific en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Pacific Con una conversión tan profunda, pregunte qué se reemplazó en realidad detrás de la fachada nueva y qué se dejó en pie de la estructura original, en particular la plomería, la instalación eléctrica y la separación acústica entre viviendas. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Pacific Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Pacific? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Palace at Washington Square | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-palace-at-washington-square/

Desarrollo nuevo - North Beach The Palace at Washington Square El teatro Pagoda Palace estuvo en este terreno desde alrededor de 1907, cuando abrió como Washington Square Theater, hasta que cerró en 1994 y fue demolido en agosto de 2013. El lote despejado no quedó vacío después de eso. De 2013 a 2015 la ciudad lo arrendó como pozo de extracción para las tuneladoras del Central Subway, Big Alma y Mom Chung. Las viviendas ocupan ahora los cuatro pisos superiores, sobre un espacio de restaurante en la planta baja de unos 4,700 pies cuadrados. 1731 Powell St - North Beach, San Francisco El edificio, en breve Dirección 1731 Powell St Vecindario North Beach, San Francisco Terminado 2018 Pisos 5 Conviene saberlo primero. El número de la calle requiere verificación. El teatro Pagoda Palace que estuvo aquí aparece registrado en 1731 y en 1741 Powell, y algunos anuncios usan 1750 Powell, que es la acera de enfrente. Confirme la dirección registrada antes de basarse en ella. Lo que de verdad se ha vendido aquí 3 ventas cerradas en The Palace at Washington Square en los últimos 24 meses, la más reciente en abril de 2026. 21 en total desde 2016. Es una muestra pequeña. Tome las cifras de abajo como indicativas, no como definitivas. Precio medio por pie cuadrado $1,259 North Beach: $1,012 Cuota media de HOA $1,103 al mes North Beach: $796 al mes Días medios en el mercado 6 North Beach: 14 Precio medio por pie cuadrado $1,259 Este edificio $1,012 North Beach Cuota media de HOA $1,103 Este edificio $796 North Beach Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Palace at Washington Square en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Palace at Washington Square El número de la calle está genuinamente sin resolver, el teatro aparece registrado tanto en 1731 como en 1741 Powell, mientras que algunos anuncios usan 1750 Powell, al otro lado de la calle, así que confirme la dirección registrada antes de apoyarse en cualquier cosa ligada a ella. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Palace at Washington Square Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Palace at Washington Square? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The San Francisco Shipyard | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-san-francisco-shipyard/

Desarrollo nuevo - Hunters Point/Bayview The San Francisco Shipyard Esto es un plan maestro, no un edificio. Unos 750 acres del antiguo Hunters Point Naval Shipyard junto a la bahía, con viviendas en venta agrupadas en cuatro colecciones, Madison, Landing, Monarch y Palisades, más parques, áreas de juego y un paseo de arte público, todavía en construcción. El terreno arrastra un historial documentado de remediación ambiental que incluye un escándalo de falsificación de pruebas de suelo. Eso no es una nota al pie, es lo primero que un comprador aquí debería entender. 52 Kirkwood Ave - Hunters Point/Bayview, San Francisco El edificio, en breve Dirección 52 Kirkwood Ave Vecindario Hunters Point/Bayview, San Francisco También conocido como Alma and Engel Desarrollador Lennar Terminado En construcción Sitio oficial lennar.com Conviene saberlo primero. Esta es una comunidad de plan maestro en el antiguo Hunters Point Naval Shipyard, no un solo edificio. El sitio tiene un historial documentado de remediación ambiental, incluido un escándalo de falsificación de pruebas de suelo. Cualquier comprador aquí merece ese contexto por adelantado y una revisión del expediente regulatorio vigente. Lo que de verdad se ha vendido aquí 16 ventas cerradas en The San Francisco Shipyard en los últimos 24 meses, la más reciente en septiembre de 2026. 24 en total desde 2016. Es suficiente actividad cerrada para leer este edificio con una confianza razonable. Precio medio por pie cuadrado $722 Hunters Point: $626 Cuota media de HOA $778 al mes Hunters Point: $716 al mes Días medios en el mercado 60 Hunters Point: 68 Compradores en efectivo 1 de 16 ventas con financiamiento reportado Precio medio por pie cuadrado $722 Este edificio $626 Hunters Point Cuota media de HOA $778 Este edificio $716 Hunters Point Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The San Francisco Shipyard en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The San Francisco Shipyard Consiga el expediente regulatorio actual de remediación para la parcela específica que está considerando, léalo antes de mirar una distribución, y si no logra quedar tranquilo con lo que dice, busque en otra parte. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The San Francisco Shipyard Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The San Francisco Shipyard? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Stanyan | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-stanyan/

Desarrollo nuevo - Lone Mountain/Inner Richmond The Stanyan Las vistas definieron el proyecto. Las 13 viviendas, todas de dos y tres recámaras, se distribuyeron para enmarcar el Presidio, mientras que el resto del edificio se vuelca hacia adentro alrededor de un patio. El estacionamiento se asigna de forma individual y no en conjunto. 1 Stanyan St - Lone Mountain/Inner Richmond, San Francisco El edificio, en breve Dirección 1 Stanyan St Vecindario Lone Mountain/Inner Richmond, San Francisco También conocido como One Stanyan Desarrollador Dolmen Property Group Arquitecto Sternberg Benjamin Architects Terminado 2018 Viviendas 13 Lo que de verdad se ha vendido aquí 1 venta cerrada en The Stanyan en los últimos 24 meses, la más reciente en enero de 2026. 11 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Stanyan en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Stanyan Párese dentro de la vivienda en cuestión y mire por sus ventanas, porque una vista alrededor de la cual se diseñó el edificio no se reparte por igual entre trece viviendas. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Stanyan Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Stanyan? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## The Westerly | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/the-westerly-formerly-known-as-ocean-park-2800-sloat/

Desarrollo nuevo - Outer Sunset The Westerly El registro verificado aquí es breve: un terreno en Sloat Boulevard cerca de Ocean Beach, viviendas de una, dos y tres recámaras, y una segunda dirección, 3535 Wawona Street, que aparece en los registros del mismo edificio. Eso es realmente todo lo que está confirmado. Los vacíos conviene tratarlos como preguntas y no como suposiciones. 2800 Sloat Blvd - Outer Sunset, San Francisco El edificio, en breve Dirección 2800 Sloat Blvd Vecindario Outer Sunset, San Francisco También conocido como 3535 Wawona St Sitio oficial thewesterlysf.com Lo que de verdad se ha vendido aquí 2 ventas cerradas en The Westerly en los últimos 24 meses, la más reciente en julio de 2026. 19 en total desde 2016. Eso es muy poco para publicar una mediana, así que no lo hago. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way The Westerly en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre The Westerly Tan cerca del océano, el mantenimiento exterior es la partida que importa, así que lea el estudio de reservas y pregunte cuánto ha presupuestado la asociación para el mantenimiento de fachada, ventanas y barandales. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre The Westerly Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en The Westerly? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Union House | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/union-house-formerly-2465-van-ness/

Desarrollo nuevo - Russian Hill/Van Ness corridor Union House Primero la estructura: concreto Tipo I, siete niveles sobre el nivel del suelo encima de un único garaje bajo nivel. Ese garaje tiene 34 cajones, menos que la cantidad de viviendas del edificio. Unos 2,900 pies cuadrados de espacio comercial dan a la calle en la planta baja, y los espacios compartidos van desde un vestíbulo de doble altura con piso de piedra caliza portuguesa hasta un sky lounge en la azotea. El edificio también responde a la dirección 2465 Van Ness Avenue. 1515 Union St - Russian Hill/Van Ness corridor, San Francisco El edificio, en breve Dirección 1515 Union St Vecindario Russian Hill/Van Ness corridor, San Francisco También conocido como 2465 Van Ness Ave Desarrollador DM Development Arquitecto Handel Architects Terminado 2020 Pisos 7 Viviendas 41 Sitio oficial unionhousesf.com Lo que de verdad se ha vendido aquí 9 ventas cerradas en Union House en los últimos 24 meses, la más reciente en julio de 2026. 27 en total desde 2016. Es una lectura direccional, no definitiva. Precio medio por pie cuadrado $1,978 Cow Hollow: $1,363 Cuota media de HOA $2,087 al mes Cow Hollow: $800 al mes Días medios en el mercado 74 Cow Hollow: 13 Compradores en efectivo 7 de 9 ventas con financiamiento reportado Precio medio por pie cuadrado $1,978 Este edificio $1,363 Cow Hollow Cuota media de HOA $2,087 Este edificio $800 Cow Hollow Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Union House en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Union House Con 34 cajones para 41 viviendas, confirme por escrito si la vivienda específica incluye un espacio escriturado o asignado, y averigüe el precio del estacionamiento cercano antes de decidir, por si no lo incluye. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Union House Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Union House? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## V20 | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/v20-899-valencia-mission-district/

Desarrollo nuevo - Mission District V20 Cada vivienda aquí tiene su propia distribución, una mezcla de departamentos de un solo nivel y casas adosadas encajados en un lote intersticial sobre Valencia. La fachada trabaja con retranqueos y entrantes, naranja y gris carbón, vidrio y paneles de metal, en lugar de encontrarse con la calle como un muro plano. La completan estacionamiento bajo nivel, un patio interior, terrazas privadas en la azotea y espacio comercial en la planta baja. Hay algo sin resolver, los portales de renta listan esta dirección como un edificio de departamentos. 899 Valencia St - Mission District, San Francisco El edificio, en breve Dirección 899 Valencia St Vecindario Mission District, San Francisco Arquitecto Kerman Morris Architects Conviene saberlo primero. Los portales de alquiler enlistan esta dirección como un edificio de apartamentos. Confirme la estructura de propiedad antes de dar por hecho que se trata de condominios. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way V20 en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre V20 Confirme la forma de propiedad en el mapa registrado antes de seguir adelante, porque si esto es un edificio de departamentos en renta y no un condominio, aquí no hay nada que comprar. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre V20 Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en V20? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com

## Vida | Condominios Nuevos en SF | Paulo Serna
URL: https://www.pauloserna.com/es/desarrollos-nuevos/vida-2558-mission-mission-district/

Desarrollo nuevo - Mission District Vida Parte de este proyecto ocurrió al lado. El alcance del desarrollador incluyó rehabilitar el New Mission Theater, convirtiéndolo de una sola sala en un cine de cinco salas y 900 butacas con bar. El edificio en sí se levanta sobre unos 15,000 pies cuadrados de espacio comercial en la planta baja, con terrazas en el segundo y el séptimo nivel y un garaje en el sótano que usa apiladores de autos. Su muro cortina alterna columnas de acristalamiento inclinadas unos siete grados hacia adentro y hacia afuera. 2558 Mission St - Mission District, San Francisco El edificio, en breve Dirección 2558 Mission St Vecindario Mission District, San Francisco Desarrollador Oyster Development Arquitecto Kwan Henmi Terminado 2014 Pisos 8 Viviendas 114 Lo que de verdad se ha vendido aquí Ninguna vivienda en Vida se ha cerrado en el MLS en los últimos 24 meses. Más atrás, hay 1 ventas registradas. Un edificio así de quieto no es necesariamente un problema, pero significa que hay poca evidencia reciente contra la cual fijar un precio. Ventas cerradas del MLS de San Francisco hasta el 2026-10-13, compiladas por mí a partir de mi propia base de datos. Medianas, no promedios. La cuota de HOA es la reportada en el momento de cada venta y puede haber cambiado desde entonces. El comparativo del vecindario cubre condominios únicamente. 1598 Bay, 1598 Bay St The Palace at Washington Square, 1731 Powell St Amero, 1501 Filbert St Maison Au Pont, 2448 Lombard St Murano, 3131 Pierce St Union House, 1515 Union St 288 Pacific, 288 Pacific Ave Luxe, 1650 Broadway St 1645 Pacific, 1645 Pacific Ave Park Lane, 1100 Sacramento St 1868 Van Ness Ave, 1868 Van Ness Ave The Crescent on Nob Hill, 875 California St One Steuart Lane, 1 Steuart Ln Mira, 280 Spear St The Pacific, 2121 Webster St The Austin, 1545 Pine St 181 Fremont, 181 Fremont St Lumina, 201 Folsom St Rockwell, 1688 Pine St 1433 Bush, 1433 Bush St Ritz-Carlton Residences, 690 Market St 1450 Franklin, 1450 Franklin St The Heights, 2829 California St 1238 Sutter, 1238 Sutter St The Avery, 488 Folsom St 1145 Polk, 1145 Polk St 3333 California, 3333 California St The Harrison, 401 Harrison St Four Seasons Private Residences, 706 Mission St The District, 2655 Bush St 1 Hawthorne, 1 Hawthorne St 300 Cornwall, 300 Cornwall St 719 Larkin, 719 Larkin St 6 Mint Plaza, 6 Mint Plaza Serif, 950 Market St 2000 Ellis, 2000 Ellis St 829 Folsom, 829 Folsom St The Stanyan, 1 Stanyan St The Alexandria, 369 18th Ave Elevant, 555 Golden Gate Ave Seventy2, 72 Townsend St Stage 1075, 1075 Market St 750 2nd Street, 750 2nd St 870 Harrison, 870 Harrison St The Nopa, 1811 Turk St OneEleven, 588 Minna St 388 Fulton, 388 Fulton St Fulton 555, 555 Fulton St 311 Grove, 311 Grove St 400 Grove, 400 Grove St 300 Ivy, 300 Ivy St 450 Hayes, 450 Hayes St Laguna Hayes, 580 Hayes St One Mission Bay, 1000 Third St 99 Rausch, 99 Rausch St 700 36th Ave, 700 36th Ave 1400 Mission, 1400 Mission St 1288 Howard, 1288 Howard St One Franklin, 1 Franklin St Sapphire, 252 9th St 1600 Market Street, 1600 Market St La Maison, 241 10th St 8 Octavia, 8 Octavia St Arden, 708-718 Long Bridge St Linea, 8 Buchanan St 35 Dolores, 35 Dolores St M@1875, 1875 Mission St 1515 15th, 1515 15th St 411 Valencia, 411 Valencia St The Century, 2200 Market St 2238 Market, 2238 Market St 1001 Seventeenth, 1001 17th St Rowan, 346 Potrero Ave Onyx, 300-310 Carolina St Icon, 2299 Market St 2177 Third, 2177 Third St 815 Tennessee St, 815 Tennessee St Sol Lux Alpha, 685 Florida St 901 Tennessee, 901 Tennessee St 3500 19th Street, 3500 19th St 950 Tennessee, 950 Tennessee St V20, 899 Valencia St Knox, 645 Texas St Vida, 2558 Mission St 1050 Valencia, 1050 Valencia St Millwheel North, 1275 Indiana St 1188 Valencia, 1188 Valencia St 1198 Valencia, 1198 Valencia St The 36, 3620 Cesar Chavez St The Westerly, 2800 Sloat Blvd The San Francisco Shipyard, 52 Kirkwood Ave The Monarch, 51 Innes St Crimson, 1490 Ocean Ave Ocean Avenue West, 1117 Ocean Ave Summit 800, 800 Brotherhood Way Vida en San Francisco. Los puntos tenues son los otros desarrollos nuevos de este directorio. Lo que yo preguntaría sobre Vida Si necesita auto, revise bien el sistema de apiladores, cómo funciona el retiro del vehículo una mañana cualquiera entre semana y quién paga cuando se descompone. ¿Va a visitar este edificio? Regístreme antes de su primera visita para proteger su representación, por lo general sin costo para usted. Cómo funciona - Pregúnteme sobre Vida Detalles del edificio compilados del sitio propio del edificio, de las páginas de proyecto del desarrollador o del arquitecto, del contratista general y de los registros de Planificación de San Francisco, revisados por última vez en agosto de 2026. Lo que no se pudo verificar se omitió. Se considera confiable pero no está garantizado. No es asesoría legal, fiscal ni financiera. ¿Pensando en Vida? Cuénteme qué está considerando. Lo registro con el edificio, lo acompaño a la primera muestra y le doy una lectura clara y honesta. Envíe un texto a Paulo Ver todos los desarrollos Explorar vecindarios O llame al (408) 834-9161 - paulo@levelupgroup.com