7 properties closed in November

This month, the market remained relatively stable in Pacific Heights, Lower Pacific Heights, Presidio Heights and Cow Hollow. The most expensive single-family homes and condos, priced at $28 million and above, are still on the market. As expected, there was a slight market shift in November, with home closures decreasing from 12 in October to 7 in November. Conversely, condo closures saw a modest increase, rising from 18 in October to 22 in November.

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Here is the monthly report:

• Total Sales: 7 properties closed in November.

• Price Range per Square Foot: $1,026.44 to $1,953.00.

• Most Expensive Sale: A standout sale was at 2480 Broadway Street, a grand residence that sold for $9.5 million. This property, listed initially at $11.335 million, spent 247 days on the market. It features 5 bedrooms, 3 full baths, 2 half baths, and stunning bay views, with a final price per square foot of $1,459.97.

• Quick Turnaround Fixer-Upper: A remarkable fixer-upper at 16 Presidio Terrace sold in just two weeks for $8.5 million, highlighting the demand in this private enclave.

• Highest Price Per Square Foot: The top price per square foot went to 18 Orben Place, an Edwardian home with 2 bedrooms, 1.5 bathrooms, and a compact garage, achieving $1,953 per square foot for this 1,080 square foot home, according to tax records.

Condominiums

The condominium market always has a wide range in prices, attracting both luxury buyers and those seeking affordability.

• Total Sales: 24 units sold during the month.

• Most Expensive Condo: The priciest sale was a stunning unit at a full-floor residence with an elevator and bay views at 2207 Pacific. Like the most expensive single-family home, this one took a while to sell. After 135 days it sold for

$4, 850,000 or $1,432.79 a square foot.  This condo has a luxurious 3385 square feet of living space on the top floor of this two-unit building.

• Least Expensive Condo: A more affordable option, a 2-bedroom unit on Franklin Street, sold for $750,000. This property offered great value with 24-hour doorman services and parking.

• Highest Price Per Square Foot: 2740 Pierce Street commands the two upper floors of a duplex, and sold for $4.2 million in just 8 days, with a price per square foot of $1,619.75—outperforming the square foot price of many single-family homes in the same area.

• Bedroom Breakdown:

  • 3 one-bedroom units

  • 12 two-bedroom units

  • 8 three-bedroom units

  • 1 four-bedroom unit

As of December, the market opens with many properties sitting for more than a month, perhaps creating some negotiating power prior to the end of the year.

• Of the 26 single-family homes for sale, ranging in price from $2.995 million to $32 million, only one new home is on the market. This property is a complete fixer on Billionaire’s Row at 2725 Broadway listed at $9,500,000.

• Of the 56 condominiums available, with prices spanning from $499,000 to $24 million, there are only 8 new listings in the past 30 days.

While there are plenty of options in the neighborhood, most agents are holding new inventory until after the first of the year. Expect a range of choices in 2025.

Cynthia Traina is a residential realtor with Vantage Realty in San Francisco, DRE # 02162958. Contact her with Fillmore tips at CT@CynthiaTraina.com