The 38th-Floor Condo That Opened Above 95 Percent of SF's Last 130 Sales
The 38th-floor three-bedroom at 488 Folsom came on October 21 at $4,350,000, a price that would rank above 95 percent of the 130 sales recorded in San Francisco over the prior 180 days. Only six of those transactions closed higher.
Only six of the 130 homes that sold in San Francisco over the past 180 days did so above $4,350,000. That is the number 488 Folsom Street #3801 opened at on October 21, 2026, placing it at the 95th percentile of recent recorded sales — before a single showing.
| Address | 488 Folsom Street #3801, San Francisco |
|---|---|
| List price | $4,350,000 |
| Beds | 3 |
| Size | 2,195 sq ft |
| Price per sq ft | $1,981 |
| Year built | 2019 |
| First listed | October 21, 2026 |
| MLS | SF426169484 |
| Active listings in market | 196 |
| 90-day active median ask | $2,695,000 |
| Recorded high (24 months) | $8,500,000 |
How it compares with homes like it
Peer sales data specific to high-floor condos at 488 Folsom — same type, similar size, same building or immediate submarket — was not available in sufficient volume to draw a clean like-for-like comparison. The analysis below uses the broadest comparable frame available: three-bedroom sales in San Francisco within the 1,756–2,634 sq ft size band over the past 180 days, a group of 14 transactions.
Within that band, the median recorded sale price was $2,828,889, at a median $1,457 per square foot. The list price of $4,350,000 sits 54 percent above that median. At $1,981 per square foot, the unit asks 36 percent more per foot than the size-band median.
The closest recorded sale in the broader recent-comps set is 2525 Van Ness Avenue #502, a 3-bedroom, 1,951-square-foot unit that closed September 15, 2026 at $4,150,000 — $2,127 per square foot. That sale is smaller by 244 square feet and is not the same building or neighborhood, but it is the only nearby three-bedroom sale in the recent record that approaches this price tier. The $4.35M ask at 488 Folsom is $200,000 above that comparable's recorded close.
Comparable sales
| Address | Recorded | Price | Sq ft | $/sq ft | Distance |
|---|---|---|---|---|---|
| 2525 Van Ness Ave #502 | Sep 15, 2026 | $4,150,000 | 1,951 | $2,127 | ~1.8 mi |
| 2232 Divisadero Street | Sep 10, 2026 | $3,600,000 | 1,788 | $2,013 | ~2.1 mi |
| 765 Market Street #37G | Sep 8, 2026 | $2,495,000 | 1,855 | $1,345 | ~0.3 mi |
| 30 Prescott Court | Sep 11, 2026 | $2,250,000 | 1,772 | $1,270 | ~0.6 mi |
| 1423 Golden Gate Avenue | Sep 11, 2026 | $2,250,000 | 1,703 | $1,321 | ~2.3 mi |
| 1720 Clay Street #14 | Sep 9, 2026 | $1,550,000 | 1,675 | $925 | ~1.9 mi |
Six sales in the size band span a $2.6M range in price and a $1,200-per-foot range in rate — a reminder that size alone does not set price in this market. The two sales above $3.5M both came in above $2,000 per foot; the three below $2.5M averaged $1,312 per foot.
Condos and townhomes across San Francisco
The 14 recorded sales in the 1,756–2,634 sq ft band over the past 180 days show a median price of $2,828,889 and a median rate of $1,457 per square foot. The subject's ask of $1,981 per square foot is 36 percent above that figure. Among the 196 properties currently active in the San Francisco market, the 90-day median asking price is $2,695,000 — $1,655,000 below this unit's list price.
How the San Francisco market is doing
Across all property types, 130 sales closed in San Francisco in the past 180 days, ranging from $563,000 to $8,500,000. The median price was $1,466,000, with a median size of 1,220 square feet and a median rate of $1,237 per square foot. The prior-year equivalent window returned no comparable sales data, so year-over-year movement cannot be measured from this record. The recorded two-year high for any single sale in the market is $8,500,000.
Tim McMullen · CA DRE #02016832
[email protected] · (415) 691-9272
- The Belvedere · 2525 Van Ness Ave · Cow Hollow
- The Avery · 488 Folsom St · South Beach
- Four Seasons Residences · 765 Market St · Yerba Buena
Tim McMullen, CA DRE #02016832. Real estate services provided by Tim McMullen, Broker, CA DRE #02016832. Figures are from recorded sales; nothing here is an opinion of the value of any home.