Three Lumina one-bedrooms listed two weeks apart, priced $447K apart — but nearly identical per square foot
All three are one-bedrooms in the Rincon Hill complex, but their asking prices per square foot range from $1,393 to $1,449 — a narrower spread than the raw dollar gap suggests.
Three one-bedroom condos in Lumina, the Rincon Hill high-rise complex, came on the market between September 17 and October 1, 2026. Their asking prices run from $948,000 to $1,395,000 — a $447,000 spread driven almost entirely by size.
The three listings
| Address | Listed on | Beds | Sq ft | List price | $/sq ft |
|---|---|---|---|---|---|
| 201 Folsom St #26H | Sept 17, 2026 | 1 | 851 | $1,199,000 | $1,409 |
| 338 Main St #31D | Sept 30, 2026 | 1 | 963 | $1,395,000 | $1,449 |
| 333 Beale St #3A | Oct 1, 2026 | 1 | 635 | $948,000 | $1,393 |
On a per-square-foot basis the three units are priced within $56 of one another — $1,393 to $1,449 — which says more about how the sellers see the market than a raw dollar comparison does. The largest unit, 338 Main #31D at 963 sq ft, carries the highest per-foot ask. The smallest, 333 Beale #3A at 635 sq ft, is the lowest in both total and per-foot price.
How it compares with homes like it
Because this is a roundup of three active listings rather than a single sold property, there is no single peer-sales set to run against them directly. The closest recorded transaction in the recent San Francisco data is 425 1st Street #1107 — a one-bedroom, 819 sq ft unit in a Rincon Hill adjacent building that sold on September 15, 2026 for $1,085,000, or $1,325 per sq ft. That is below the asking per-foot range of the three Lumina units ($1,393–$1,449). One sale is a thin basis for comparison; it is noted here as a reference point, not a benchmark.
Comparable sales
The table below pulls the one-bedroom recorded sales from the recent San Francisco market data that are closest in size to the three listings.
| Address | Recorded | Price | Sq ft | $/sq ft | Notes |
|---|---|---|---|---|---|
| 425 1st St #1107 | Sept 15, 2026 | $1,085,000 | 819 | $1,325 | 1 bed, Rincon Hill area |
| 333 Grant Ave #701 | Sept 15, 2026 | $1,080,000 | 850 | $1,271 | 1 bed |
| 2238 Market St #107 | Sept 16, 2026 | $1,150,000 | 801 | $1,436 | 1 bed |
Three recent one-bedroom sales in San Francisco recorded between September 15 and 16, 2026, landed at $1,271 to $1,436 per sq ft. The Lumina asks sit at the upper end of that recorded range or just above it, depending on which unit you look at.
Condos across San Francisco
No type-specific market data was provided for San Francisco condos and townhomes alone. The figures in the closing section cover all property types and should be read in that context.
How the San Francisco market is doing
Across all property types in San Francisco, 130 sales recorded in the last 180 days show a median price of $1,466,000 and a median of $1,237 per sq ft, based on a median unit size of 1,220 sq ft. Prices in that window ranged from $563,000 to $8,500,000. That pool includes houses, condos, and everything in between, so it is not a direct read on any single product type. No year-ago figures are available for the same window.
Tim McMullen · 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.