Russian Hill, North Beach and Nob Hill in 2026: 123 condo sales at $1,249 a foot
The three hill neighbourhoods traded $222 million of condominiums through 18 September. Against Pacific Heights and the Marina the gap is 7 percent per foot — and almost all of it sits in three-bedroom stock.
Russian Hill, North Beach and Nob Hill recorded 123 condominium sales in 2026 through 18 September, worth $222.3 million. The median was $1,425,000 at $1,249 per square foot, on a median size of 1,201 square feet, with a median of 14 days on market.
The year by quarter
| Sales | Median | $/sq ft | Days on market | |
|---|---|---|---|---|
| Q1 | 23 | $1,250,000 | $1,154 | 10 |
| Q2 | 60 | $1,537,500 | $1,324 | 14 |
| Q3 to 18 Sep | 40 | $1,437,500 | $1,248 | 20 |
The shape here is a hump, not a climb. The second quarter was the year's strongest on both price and rate, and the third quarter has given back most of the rate gain while days on market doubled from 10 to 20. That is the clearest difference between these neighbourhoods and the Pacific Heights group across town, where the rate rose every quarter.
What a bedroom count costs
| Sales | Median | $/sq ft | Median size | |
|---|---|---|---|---|
| One-bedroom | 30 | $962,500 | $1,103 | 866 sq ft |
| Two-bedroom | 64 | $1,507,500 | $1,280 | 1,243 sq ft |
| Three-bedroom | 22 | $2,513,000 | $1,367 | 1,741 sq ft |
Two-bedroom units are the market here: 64 of 123 sales, more than half. And they price within 2 percent of the two-bedroom median in Pacific Heights, Cow Hollow and the Marina ($1,507,500 against $1,548,000), at $1,280 per foot against $1,303 — a difference of $23 a foot.
The divergence is at the top. Three-bedroom units in these neighbourhoods run a $2,513,000 median at $1,367 per foot; across town the same count runs $3,355,000 at $1,573. That is a 15 percent gap per foot on large stock, against a 2 percent gap on two-bedrooms. Whatever premium the western neighbourhoods carry, buyers are paying it for space, not for the address.
The year's highest sale was 1101 Green #1801 at $7,350,000, 4,105 square feet that took 99 days. The lowest was $325,000 at 1177 California, a 411-square-foot studio.
Pace, and the long tail
Fourteen days is the median, but the third quarter's 20 days is the number to watch. Several of the year's slowest sales are recent: 1405 Greenwich #3 at 594 days, 1461 Broadway #205 at 204, 44 Macondray Lane #2W at 140. All three closed in August.
Studios are the weak spot: three sales, a $400,000 median, $887 per foot and a 78-day median. Nothing else in either group of neighbourhoods trades at that rate.
What it means
If you own a two-bedroom, the 2026 record puts your unit within a rounding error of the same unit in Pacific Heights or the Marina, on a sample of 64 sales against 65.
If you own a three-bedroom, this is where the two markets genuinely part: $1,367 a foot here against $1,573 across town, on 22 sales against 46.
If you are buying, the third quarter has been slower and slightly cheaper per foot than the second — the opposite of the pattern in the western neighbourhoods over the same 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.