Pacific Heights, Cow Hollow and the Marina in 2026: 172 condo sales, and a rate that climbed all year
The three neighbourhoods traded $370 million of condominiums through 18 September at a $1,575,000 median. The rate per foot rose every quarter, from $1,311 to $1,465.
Pacific Heights, Cow Hollow and the Marina recorded 172 condominium sales in 2026 through 18 September, worth $370.0 million. The median was $1,575,000 at $1,343 per square foot, on a median size of 1,299 square feet, and the median unit went under contract in 12 days.
The year by quarter
| Sales | Median | $/sq ft | Days on market | |
|---|---|---|---|---|
| Q1 | 55 | $1,525,000 | $1,311 | 10 |
| Q2 | 71 | $1,548,000 | $1,292 | 13 |
| Q3 to 18 Sep | 46 | $1,660,095 | $1,465 | 12 |
The median barely moved between the first and second quarters, and then the rate per foot broke upward: $1,465 in the third quarter, 12 percent above where the year started. August and September carried the two highest monthly rates of the year, $1,492 and $1,649, and September's figure rests on only 11 sales in 18 days.
Volume tells a quieter story. Thirty-seven sales in March was the year's peak; the past three months have run 19, 16 and 11. Fewer homes are trading, and the ones that do are trading dearer per foot.
What a bedroom count costs
| Sales | Median | $/sq ft | Median size | |
|---|---|---|---|---|
| One-bedroom | 52 | $1,100,000 | $1,267 | 860 sq ft |
| Two-bedroom | 65 | $1,548,000 | $1,303 | 1,259 sq ft |
| Three-bedroom | 46 | $3,355,000 | $1,573 | 1,951 sq ft |
The step from two bedrooms to three is not a step, it is a different market: the median more than doubles and the rate per foot jumps 21 percent. Forty-six three-bedroom sales is a real sample, not a handful of trophies, and it is what makes these neighbourhoods read as expensive in aggregate. A one-bedroom here trades at $1,267 per foot — high, but within reach of what one- and two-bedroom stock fetches across the northern waterfront.
The year's highest sale was 2190 Broadway #PH at $8,000,000, 5,630 square feet in a 1973 building. The lowest was $375,000 at 1701 Jackson, a 485-square-foot one-bedroom that took 310 days.
Pace
Twelve days is the median across 172 sales, and it has barely moved all year: 10 days in the first quarter, 13 in the second, 12 in the third. That is a market clearing quickly in the middle, with a long tail at the edges — the slowest sale of the year sat 594 days, and eight sales took more than 100.
Speed does not track price. The three fastest categories by median days were three-bedrooms (10 days), two-bedrooms (11) and one-bedrooms (13), which is the reverse of the usual pattern and worth watching: the larger, dearer units are the ones not sitting.
What it means
If you own a three-bedroom, you are in the segment that sets the neighbourhood's reputation and its rate: 46 sales at $1,573 per foot, and a median ten days to contract.
If you own a one- or two-bedroom, the 2026 record says your unit competes on a rate — $1,267 to $1,303 per foot — that is far closer to the rest of northern San Francisco than the headline median suggests.
If you are buying, the direction of travel this year has been up on rate and down on volume. Fewer choices, priced higher per foot, clearing in under two weeks.
The figures come from an MLS export of 2026 condominium sales in these three neighbourhoods. Dates are the day each listing was marked sold on the MLS rather than the county recording date, September covers only the first 18 days, and the three neighbourhoods are reported together because the export does not separate them.
Tim McMullen · Tim McMullen, Broker · CA DRE #02016832
[email protected] · (415) 691-9272
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.