Two SF condos listed October 6 — one above every recent comp, one below
Both new listings on October 6 were condominiums — one in SoMa, one in the Mission corridor — priced on either side of a million dollars. No sales recorded, no contracts signed.
Two condominiums appeared on the MLS feed on October 6 in San Francisco. Nothing closed. Nothing went pending. On a day when the city's broader market shows a median sale price of $1,466,000 across 130 transactions in the last 180 days, both new entries landed below that line.
The two listings
| Address | Type | List Price | MLS |
|---|---|---|---|
| 425 1st Street #2707 | Condominium | $1,215,000 | SF426167826 |
| 140 South Van Ness Avenue #819 | Condominium | $899,000 | SF426164064 |
The SoMa address will be familiar to anyone watching that building. A unit two floors lower, 425 1st Street #1107, recorded a sale on September 15 at $1,085,000 — 819 square feet, one bedroom, $1,325 per square foot. Unit #2707 is listed at $130,000 more than that recent comp in the same building. Whether the higher floor and the additional $130,000 hold up is a question the market will answer, not this column.
The South Van Ness listing, at $899,000, comes in well under the recent comparable sales in its neighborhood. 2238 Market Street #107, a one-bedroom at 801 square feet, recorded a sale on September 16 at $1,150,000 — $1,436 per square foot. Context matters: building, condition, and floor plan differ. But $899,000 versus $1,150,000 for similar bedroom counts in the same general corridor is a gap worth noting.
How it compares with homes like it
Peer context for a daily roundup covering two separate properties in different buildings cannot be collapsed into a single like-for-like comparison. What the recent record does offer: four condo sales in SoMa and the broader mid-market corridor since mid-September, ranging from $1,080,000 to $1,680,000. Both October 6 listings sit at or below the low end of that range.
The peer rule used here: condominium type, same city, sales recorded in the prior 30 days, drawn from the six most recent closed transactions in the market context data.
Comparable sales
| Address | Recorded | Price | Sq ft | $/sq ft | Notes |
|---|---|---|---|---|---|
| 425 1st Street #1107 | September 15, 2026 | $1,085,000 | 819 | $1,325 | Same building as new listing #2707 |
| 333 Grant Avenue #701 | September 15, 2026 | $1,080,000 | 850 | $1,271 | 1 bed |
| 2238 Market Street #107 | September 16, 2026 | $1,150,000 | 801 | $1,436 | 1 bed, near South Van Ness |
| 1000 3rd Street #1305 | September 16, 2026 | $1,680,000 | 1,218 | $1,379 | 2 bed, SoMa |
Three of the four recent condo comps closed within a tight band of $1,080,000 to $1,150,000. The South Van Ness listing at $899,000 comes in below every one of them; the 1st Street listing at $1,215,000 sits above them.
Condos and townhomes across San Francisco
The six most recent closed sales in the market context data are all condominiums or attached units. They range from $1,080,000 to $4,150,000, with per-square-foot figures between $1,271 and $2,127. The outliers on the high end — 2525 Van Ness #502 at $4,150,000 and 212 Union Street at $8,500,000 — reflect the city's price spread rather than the typical transaction. The four entries under $1,700,000 and under 1,300 square feet are the closer comparison for either listing that appeared today.
How the San Francisco market is doing
Across all property types, San Francisco logged 130 sales in the last 180 days, with a median sale price of $1,466,000 and a median of $1,237 per square foot, based on a median unit size of 1,220 square feet. The price range across those 130 sales runs from $563,000 to $8,500,000. No year-ago figures are available for the same window, so no direction-of-travel comparison can be made from this data.
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.