1965 Market Street: 23-Story SF High-Rise Gets Final Approval
SF Planning approves a 23-story, 201-unit residential tower at 1965 Market Street. Learn how state density bonus laws helped expand this Upper Market project.
The San Francisco Real Estate Blog
San Francisco Property Transfer Taxes 2026 Guide
Real estate transfer taxes are rarely a fun topic to discuss, but they are a closing cost that adds up quickly if you aren't paying attention. In this guide, I break down how the home price you are targeting translates directly into your tax liability, and why crossing specific threshold lines can instantly triple your tax rate and cost you tens of thousands of dollars.
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Rent Control in San Francisco
The market that makes you want to sell is the market that makes your tenant want to stay. When rents are climbing there is nowhere cheaper for them to go, and when they are finally ready to move, prices have usually softened too. Here is the Rent control 101 for San Francisco sellers.
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Ranking the Best Platforms for Home Searching (2026 Guide)
Thinking about buying a home? Relying on just one app like Zillow or Redfin means you might be missing out on exclusive and "Coming Soon" listings. Discover why a multi-app setup—and private MLS access—is essential for seeing the full picture of inventory in today's market.
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Tenant Buyout Costs in San Francisco
Rent buyouts — landlords paying tenants cash to voluntarily give up a rent-controlled unit — are happening in San Francisco at a pace not seen since before the pandemic. Here's the quick version: what's driving it, where it's happening, and what the city does (and doesn't) tell you about the price tag.
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Schools in San Francisco
San Francisco is a single unified school district — which means there's no "good school" neighborhood to buy into, and moving across the city won't automatically change your kid's assigned school. Here's why the suburban playbook doesn't apply here, and how to plan your home search and school enrollment as two separate timelines.
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Home Buyers and Sellers Generational Trends
This post breaks down key findings from the National Association of REALTORS® (NAR) Generational Trends Report, exploring how younger buyers are navigating today's competitive housing market.
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Why Real Estate Deals Fall Through
Most real estate deals don't die from one big dramatic thing — they die from inspection surprises, financing hiccups, and timing that doesn't line up. Here's the actual breakdown by category and percentage, using the latest 2026 NAR and Redfin data, plus what SF buyers and sellers can do to keep their deal off the list.
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Before You Buy in the Sunset, Know Its History
Ever notice how every block in the Sunset looks like a variation on the same house? That's not a coincidence — it's the legacy of a 1930s building boom that put up two houses a day. Here's the real story behind the stucco, the narrow lots, and the little style flourishes that make each one unique.
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Which Neighborhoods Are Selling the Furthest Over Asking Right Now
Inner Sunset and Outer Sunset single-family homes are now closing over 141% of list price, while Bernal Heights leads all neighborhoods in year-over-year gains. Here's where San Francisco's 2026 market is running hottest — and the one neighborhood where condos are still going for less than asking.
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Why San Francisco Duplexes Sell for Less Than Single-Family Homes
Over half of SF duplexes sell with a tenant in place, and that tenant costs sellers 44% per square foot. Here's why rent control makes vacancy the real premium — and how savvy buyers are closing the gap to single-family pricing.
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Looking for a Low HOA Building?
A low HOA fee might look like a deal — but it often means something else is being deferred. Here's what to check before you let the monthly number sell you on a listing.
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Securing a Coveted Spot in San Francisco’s Community Gardens
SF has 42 community gardens open to any resident — no cost, no catch. Except the waitlist. Some gardens have waiting lists as long as 8–9 years! In this post I break down why demand is so high, two ways to get a plot faster, and what to consider if you'd rather just own your own outdoor space.
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HOA Fees are Skyrocketing
New legislation introduced in California is looking to cap annual increases that HOAs can require. Here’s what that means for you.
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The Excelsior: SF's Most Overlooked Neighborhood for Buyers
The Excelsior is a diverse residential neighborhood in the Southeastern quarter of the city, bounded by Mission Street to the west, Silver Avenue to the north, McLaren Park to the East, and Geneva Avenue to the south. It is in the SFAR's District 10.
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SF's Best Beaches This Summer (And How Not to Get Burned by the Fog)
San Francisco has beaches — and most people have no idea how different they all are. This guide breaks down the 5 best spots, from the most swimmable (Baker) to the best fire pit scene (Ocean Beach), with a comparison chart and a tip that'll save your beach day from the fog.
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Rent Tools, Park Passes & Gear for Free!
Think your library card is just for books? Think again. From high-powered drills and lawnmowers to free California State Park passes and free daily printing (yes, including color!), Bay Area libraries are hiding some of the best budget hacks around. Here is your step-by-step guide to unlocking the "Library of Things" and keeping hundreds of dollars in your pocket this weekend.
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Why the Bay Area Housing Market Won’t Crash
Waiting for a 2008-style housing crash in the Bay Area? Discover why a severe lack of inventory and locked-in mortgage rates make a market collapse unlikely.
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Let’s talk about Days on Market. Is it a bad signal?
Most buyers treat Days on Market like a report card. In San Francisco, that's the wrong way to read it. Here's what the number is actually telling you — and how to use it before you write an offer.
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Everything You Need to Know About Condo Conversion in San Francisco
A beginner-friendly guide to San Francisco condo conversions. Understand how multi-unit buildings become condos, the difference between TICs and condos, financing implications, conversion timelines, and key rules every buyer or owner should know.
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Permitted vs. Unpermitted Work in SF — What Every Buyer Needs to Know
San Francisco's housing stock is full of renovations, additions, and remodels — but not all of it was done with the City's blessing. Here's what every buyer needs to know about permitted vs. unpermitted work before making an offer.
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San Francisco Spring Sales Data
349 homes sold in San Francisco in May 2026. 73% went over asking. The median sale price hit $1.7M — and one home on the Great Highway listed at $1.5M and sold for $3.5M. Here's the full breakdown by property type, bedroom, and the sales worth talking about.
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The TIC Conversion Guide for SF Owners
Most SF multifamily owners sell their building to a single investor — and leave serious money on the table. TIC conversion lets you sell each unit individually at retail prices. Here's what it costs, how long it takes, and whether it makes sense for your property.
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SF Condos vs Single-Family Homes: Where's the Better Play in 2026?
A $1M condo and a $2M house are both 'buying in SF.' But they're completely different bets. The returns are different, the risks are different, and the math changes depending on your timeline. Let's get into it."
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10 Questions to Ask Before Buying a Condo
If you're in the market for a new place to call home, a condo may be just what you're looking for. Condos can offer many benefits, such as convenience and affordability. However, before you buy one, there are some things you need to ask, so you are aware of what you are getting into. In this blog post, we will discuss ten questions that you should ask before buying a condo. By answering these questions, you'll be able to make an informed decision about whether or not a condo is the right choice for you! Plus, don’t forget to get pre-approved when you start searching.
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What Is a Broker's Tour — and Why Your Agent Should Be On One
The San Francisco Association of Realtors (SFAR) organizes broker's tour, a scheduled event where agents across brokerages walk active listings together, share market intel, and get eyes on off-market and coming-soon properties before they ever hit Zillow. I was on this week's tour — and here's exactly what we saw…
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What Questions Should I Ask a Potential Real Estate Agent?
Before I became a licensed agent in San Francisco, I was an investor buying properties out of state. That meant trusting agents completely — and learning fast which questions actually mattered. Here's what I'd want every buyer to ask before signing anything.
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Why is San Francisco Condo Market up almost 30% in One Year
San Francisco condo prices have jumped 27% year-over-year, driven largely by buyers who can no longer compete in the single-family home market. With limited inventory, rising tech-driven wealth, and intense competition in prime neighborhoods, demand has shifted sharply into larger condos and multi-unit properties. This post breaks down what’s behind the surge, where the market is moving fastest, and what it means for buyers and sellers right now.
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Why Tenant-Occupied Properties Lag Behind in San Francisco’s Market
In San Francisco, tenant‑occupied homes and condos often sell for significantly less than their vacant, move‑in‑ready counterparts. From rent control caps and owner move‑in evictions to appraisal assumptions and buyer psychology, several forces compress the value of occupied properties. This post breaks down why tenant‑occupied SFHs and condos trade at a discount and how that affects your timing, strategy, and bottom line.
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How’s the Condo Market in 2026? Here’s what you need to know.
While headlines point to rising inventory, price drops, and slow sales, that reality is heavily concentrated in downtown neighborhoods like SoMa, South Beach, and Mission Bay. Remove those areas from the equation, and a completely different story emerges: one where demand is strong, inventory is tight, and well-located condos are selling fast—often with multiple offers.
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AI Is Transforming San Francisco Real Estate in 2026
Artificial intelligence is changing the San Francisco real estate market in real time. From AI company expansion to returning tech buyers, here’s what the shift means for homeowners, investors, and anyone watching the SF market.
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New Water Conservation Requirements for Homeowners
San Francisco is set to implement stricter water conservation requirements starting May 15th 2026, creating new compliance challenges for residential sellers, buyers, and agents. With updated fixture standards and limited exemptions, property owners should review their homes early to avoid unexpected costs and delays.
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Getting Your Homeowners Insurance Right: What You Need to Know
Don’t get homeowners insurance wrong — it will cost you. Insurance companies quote you based on what's cheap, not what actually covers rebuilding your home in a high-cost market. In the Bay Area, the gap between "cheap coverage" and "adequate coverage" can be hundreds of thousands of dollars. Here's what you need to know about getting properly insured—and some practical strategies to afford the coverage you actually need.
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Understanding TICs: What You Need to Know Before Buying
Thinking about purchasing a Tenancy in Common (TIC) unit? It's a smart option that many buyers overlook—often saving 10-25% compared to a comparable condo. But before you jump in, here's what you really need to understand about how TICs work, how financing works, and whether they're right for your situation. We break down the money talk, conversion potential, and all the trade-offs so you can make an informed decision.
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From Slow Streets to Fast Lanes: Navigating San Francisco’s Roadways
An overview of the implementation of purple ‘Slow Streets’ signage across San Francisco. Learn about the effort to manage Roadways in San Francisco.
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Pre-approval vs Prequalification
A Pre-Qualification can be a great baseline for what you can afford, but this is just a ballpark estimate. To win a bidding war, you need a verified Pre-Approval—where an underwriter actually clears your documents. In today's market, a pre-qual starts the conversation, but a pre-approval closes the deal.
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What to know about Appraisals
The appraisal can make or break a real estate deal. Understanding how appraisers determine value—and what happens if an appraisal comes in low—can help buyers navigate the home buying process with fewer surprises.
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San Francisco Luxury Real Estate: $18.8M Grand Victorian in Pacific Heights
A circa-1887 Grand Victorian in the heart of Pacific Heights just listed for $18.8M — and it's one of the most remarkable homes to hit the SF market in years. Original Kenitzer architecture, 13-foot ceilings, a stage, wine cellar, and views of the Transamerica Pyramid. Here's what's inside.
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BMR’s - Your Guide to Affordable Housing in SF
San Francisco requires most new developments to include below-market-rate units — and if you know how the lottery system works, it could open doors most buyers don't even know exist. Here's what every SF buyer needs to understand before entering the market.
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The IPO Pipeline Is Quietly Building a New Liquidity Cycle for SF Real Estate
SpaceX. Stripe. OpenAI. Anthropic. A quiet but significant IPO pipeline is building beneath SF's tech ecosystem — and historically, when private market liquidity unlocks at this scale, San Francisco real estate moves with it. Here's what the data is signaling right now.
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First of the Month, SF Edition
SF is expensive — but the city quietly puts on some genuinely great free events every single month. A block party with the biggest disco ball west of the Mississippi, free admission at the de Young, adults-only nights at the Academy of Sciences, and free zoo days for residents. Here's the cheat sheet.
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The Castro Is Having a Moment
The Castro has always been one of San Francisco's most iconic neighborhoods. Now, with the Castro Theatre being restored, new businesses opening along the corridor, and the housing market rebounding, it's also becoming one of the most interesting places to buy in 2026. Here's a look at the history, the homes, and what the market is doing right now.
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Duboce Triangle: Small Neighborhood, Big City Access
Duboce Triangle sits at the center of everything — walkable streets, classic Victorian architecture, easy transit access, and some of SF's best nearby neighborhoods. Median home prices are holding strong around $1.37M–$1.42M in 2026, and inventory remains tight. Here's what buyers need to know before shopping in this market.
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