San Francisco real estate articles and analysis.
Explore the latest writing, local research and property stories. For a guided path through a decision, start with our Learning Centers ↗.
60 of 60 articles · Newest published first
How to prepare a San Francisco condo for sale when the HOA package, master insurance, reserves, repairs, or a special assessment may shape financing and price.
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Read the article ↗What houses, condos and TICs cost in the Mission in 2026, how quickly they sell, and what buyers should check before choosing a block or building.
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Read the article ↗Prop J ends San Francisco’s foreclosure transfer-tax exemption for 5+ unit, mixed-use, commercial and industrial property beginning March 1, 2027. See the rates, examples and underwriting impact.
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Read the article ↗Compare mortgage payments, HOA dues, taxes, insurance and rent for downtown San Francisco condos, with a full monthly budget and rental cash-flow stress test.
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Read the article ↗Compare six NoPa real estate agents by recent sales, local knowledge, analytical expertise, education and reviews. Meet Caley Zheng, our top choice.
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Read the article ↗Compare six SoMa real estate agents by recent sales, local knowledge, analytical expertise, education and reviews. Meet Caley Zheng, our top choice.
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Read the article ↗A practical San Francisco home valuation guide for sellers: select relevant comparable sales, adjust for legal space, condition and timing, and build a defensible net proceeds range.
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Read the article ↗A practical guide to San Francisco’s 2026 high-balance conforming limit, jumbo underwriting, and when a larger down payment is worth considering.
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Read the article ↗Compare the cash requirements, rental-income exposure, maintenance and tenant obligations of a San Francisco condo versus an owner-occupied duplex.
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Read the article ↗Calculate net operating income, cap rate and cash flow for a San Francisco apartment building, with an auditable four-unit example and downside scenarios.
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Read the article ↗Estimate San Francisco seller closing costs, transfer tax, negotiated agent compensation, preparation, credits, mortgage payoff and the cash you may receive at closing.
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Read the article ↗Buying a $3 million San Francisco home? Compare rebuild cost with the FAIR Plan limit, understand DIC and earthquake coverage, and line up insurance before closing.
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Read the article ↗A Richmond District seller guide using 2026 house sales in ZIPs 94118 and 94121, with pricing strategy, preparation priorities, disclosures, and offer timing.
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Read the article ↗San Francisco now ties nonpayment evictions to HUD fair market rent. See the 2026 thresholds, timing, and the underwriting questions rental owners should ask.
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Read the article ↗Bought a home in San Francisco this year? Here is why a supplemental property tax bill arrives, what the 1.18162182% rate means, and which bills your lender may not pay.
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Read the article ↗How San Francisco sellers can reconcile a 3R, permit records and the actual layout, then decide whether to permit, legalize, restore or sell with clear disclosures.
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Read the article ↗Noe Valley’s supplied 2026 house-sales summary shows a $3.70 million median and 130% of asking. Explore quarterly prices, overbids, nearby alternatives, and how to build a $3 million buying brief.
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Read the article ↗A San Francisco buyer’s guide to pricing a private home sale, reviewing permits and disclosures, modeling appraisal risk, and protecting cash and career flexibility.
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Read the article ↗A preemptive offer asks a seller to accept before the announced offer date. Learn why hot homes often hold their deadline, what the 2026 pricing data shows, and how to weigh an early bid from either side.
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Read the article ↗Explore a clickable map of all 10 San Francisco MLS districts. Compare median and average listing-to-closing times, switch between houses and condos, and open a guide to each district.
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Read the article ↗Find the supervisor for each of San Francisco’s 11 civic districts. Explore the map, open official office profiles and connect each area to our neighborhood and housing market guides.
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Read the article ↗Explore San Francisco MLS District 1, including its mapped neighborhoods, 30-day median listing-to-closing timeline, property-type differences and practical buyer and seller questions.
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Read the article ↗Explore San Francisco MLS District 10, including its mapped neighborhoods, 36-day median listing-to-closing timeline, property-type differences and practical buyer and seller questions.
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Read the article ↗Explore San Francisco MLS District 2, including its mapped neighborhoods, 29-day median listing-to-closing timeline, property-type differences and practical buyer and seller questions.
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Read the article ↗Explore San Francisco MLS District 3, including its mapped neighborhoods, 36-day median listing-to-closing timeline, property-type differences and practical buyer and seller questions.
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Read the article ↗Explore San Francisco MLS District 4, including its mapped neighborhoods, 31-day median listing-to-closing timeline, property-type differences and practical buyer and seller questions.
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Read the article ↗Explore San Francisco MLS District 5, including its mapped neighborhoods, 31-day median listing-to-closing timeline, property-type differences and practical buyer and seller questions.
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Read the article ↗Explore San Francisco MLS District 6, including its mapped neighborhoods, 33-day median listing-to-closing timeline, property-type differences and practical buyer and seller questions.
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Read the article ↗Explore San Francisco MLS District 7, including its mapped neighborhoods, 32-day median listing-to-closing timeline, property-type differences and practical buyer and seller questions.
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Read the article ↗Explore San Francisco MLS District 8, including its mapped neighborhoods, 46-day median listing-to-closing timeline, property-type differences and practical buyer and seller questions.
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Read the article ↗Explore San Francisco MLS District 9, including its mapped neighborhoods, 40-day median listing-to-closing timeline, property-type differences and practical buyer and seller questions.
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Read the article ↗Compare six San Francisco neighborhoods with house-price medians from $1.03M to $1.55M, plus overbids, commutes, in-law-unit questions, and first-time buyer assistance.
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Read the article ↗What the Prop M vacancy tax ruling changes for San Francisco 3+ unit buildings, which rental rules still apply, and how investors can price usable vacancy.
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Read the article ↗Purchases below $1 million fell from 124 to 78 between September 2025 and September 2026. Their share of reported San Francisco closings dropped from 26.1% to 16.3%, even as total sales barely changed.
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Read the article ↗Compare selling now with keeping your San Francisco home as a rental. A reproducible model separates net sale proceeds, rental NOI, mortgage cash flow, appreciation, taxes, and landlord obligations.
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Read the article ↗94127 houses sold at a $2.58M median in 2026 through October 28. A seller guide to pricing, offer dates, gardens, staging, association review, and hillside questions.
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Read the article ↗See how the mix of houses, condos, and TICs changed near $1 million, $1.5 million, $2 million and $4 million from 2020 to 2026. Explore the sales shares in an interactive Sankey-style diagram.
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Read the article ↗Review HOA reserves, repairs, insurance, lender project eligibility, flood exposure and daily routes before buying a SoMa or Mission Bay condo.
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Read the article ↗Assess whether a non-contingent San Francisco offer fits your financing, property review and cash reserves. Compare an illustrative 17-day closing plan with a longer escrow.
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Read the article ↗SFAR data show a $1,407 median price per square foot for pre-1910 SF houses in 2026. Learn how to price an older home, prioritize repairs, organize disclosures, and photograph original detail.
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Read the article ↗SFAR sales show a 29.5% gap in median price per unit between San Francisco 2–9 unit buildings with vacancy mentioned and those without. See the five-year comparison and how to underwrite the opportunity.
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Read the article ↗Compare six Hayes Valley real estate agents by recent sales, local knowledge, analytical expertise, education and reviews. Meet Caley Zheng, our top choice.
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Read the article ↗Plan for a San Francisco appraisal gap with SF house-sale data, a cash worksheet, California contingency guidance and steps for a low appraisal.
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Read the article ↗How to buy a TIC in San Francisco in 2026: plan your down payment, find fractional financing, review the agreement and building budget, make an offer, and close with confidence.
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Read the article ↗Compare 2026 SFAR duplex, triplex and fourplex prices, owner-occupied loan limits, in-place rents and San Francisco rent control. Use the housing-cost calculator and learn from Caley and Lucas’s Linden Street experience.
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Read the article ↗A clear guide to tenancy-in-common ownership in San Francisco: what you own, how the agreement and loans work, TIC versus condo prices, and lessons from our Birch Street project.
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Read the article ↗An investor’s guide to SF multifamily ADUs: detached and converted unit counts, parcel research, fees, permit timing, tenant rights and development underwriting.
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Read the article ↗Turn tech equity into a documented SF home-buying plan: RSU sales, tender cash, stock-backed borrowing, mortgage income rules, and competing with cash buyers.
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Read the article ↗A practical SF heir’s guide to Prop 19 reassessment, the indexed exclusion, sibling buyouts, probate and trust sales, and comparing moving in, renting or selling.
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Read the article ↗Prepare for SF’s proposed all-in rent disclosures. Review utilities, RUBS, parking, existing tenancies and fee-income underwriting, with verified legislative status.
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Read the article ↗How SF sellers can choose a list price, compare offer dates with preemptive offers, and weigh a fall launch against spring using house-sale data.
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Read the article ↗Start with the property, the documents, and your daily life. A useful search compares more than the asking price.
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Read the article ↗A practical underwriting guide for San Francisco duplexes, small apartment buildings, and larger multifamily properties, with current rent, debt, and cap-rate scenarios.
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Read the article ↗How two-to-four-unit and five-plus-unit purchases differ, what lenders underwrite, and why a building’s income can matter more than its price.
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Read the article ↗New MLS figures show a narrower aggregate price gap between SF condos and TICs. Compare 2023–2026 YTD prices, financing choices, and ownership costs.
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Read the article ↗Evaluate a San Francisco property under Family Zoning and Housing Choice SF. Check parcel height, existing units, historic constraints, project costs, and development feasibility.
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Read the article ↗A field notebook on scale, setting, and the details behind five curated prior property stories.
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Read the article ↗Is it better to rent or buy a San Francisco condo in 2026? Compare mortgage payments, HOA dues, taxes, rent, upfront cash, and holding-period costs.
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Read the article ↗Learn how a San Francisco TIC formation works for 1–4 and 5+ unit buildings. Compare legal steps, DRE review, financing, carrying costs, tenant issues, and potential net proceeds.
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Read the article ↗How individual TIC financing works, what Redwood Credit Union offers, and what our Birch Street process taught us about agreements, insurance, budgets, and concurrent closings.
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