- Median sale price
- $2,786,944
- Median price / sq ft
- $831
- Median days on market
- 11 days
- Sale to list price
- 118.8%
+148.8% year over year
-19.8% year over year
Year-over-year change unavailable
+18 points year over year
Redfin Cole Valley · rolling three months ending September 2026. Rounded source values stay rounded. View source ↗
Competition is running hot.
Redfin Compete Score™ measures competition, not expected investment returns.
Source window: trailing 12 months. Retrieved Oct 27, 2026, 6:26 AM PDT.
The trend behind the headline.
Rolling three-month periods. Dashed segments compare endpoints across unobserved months, not a measured monthly path. Approximate prior-year points are derived from Redfin’s rounded year-over-year change.
| Period ending | Value | Basis |
|---|---|---|
| September 2025 | ≈ 1,036 | Derived from YoY change |
| September 2026 | 831 | Redfin reported |
Snapshot history begins with September 2026 and grows with verified updates. Missing observations are never filled with invented values. A neighborhood median does not track the same homes over time.
99.8% of sales were above list in the source snapshot. Asking prices reflect a listing strategy, so a premium to list is not automatically a premium to fair value.
San Francisco Real Estate Company Perspective
Our analytical view · Not a valuation or forecast
Local context checked . Market figures use the report period above. Local sources do not measure an amenity’s effect on prices or rents.
Cole Valley’s small sample cannot support a 148.8% appreciation claim.
Local evidence: The Redfin transaction median is up 148.8% year over year. Price per square foot is down 19.8% year over year. The snapshot reports 11 median days on market. The sale-to-list ratio is 118.8%. These are All Home Types figures; the competition score has its own window.
Our view: The published transaction median rose sharply while price per square foot fell. This is an unusually small provider sample, and the reported above-list share should not be read as a literal count of every local sale. We would inspect individual relevant closings and ownership mix before setting a price. The source’s twelve-month competition score is also a different window from the three-month transaction figures.
Sources: Redfin neighborhood snapshot ↗
Carl Street rail and Parnassus access need a door-to-door test.
Local evidence: SFMTA lists the N Judah route through Carl Street and the Sunset Tunnel, connecting Ocean Beach with Downtown and Caltrain. Test the walk, slope and return route from the specific Cole Valley entrance rather than applying a uniform transit premium.
Our view: Walk to the correct N Judah stop and test the return trip, including any slope or internal stairs. UCSF is a nearby destination to investigate, but an institutional address does not establish a rent premium or protect against vacancy. Compare actual signed leases for the property’s ownership type, layout and condition before putting a proximity benefit into an investment model.
Sources: SFMTA N Judah ↗ · UCSF Health Parnassus campus ↗
Cole Valley’s village setting must fit the net-income case.
Local evidence: UCSF Health lists Parnassus at 400 Parnassus Avenue with hospital, outpatient and emergency services. Cole Valley buyers can test that nearby connection; the address alone supplies neither employer headcount nor a rental premium.
Our view: Use the Cole Street venues and nearby park as tour destinations, then return to the property’s own costs and rights. A shared garden or assigned garage is different from an exclusive amenity. For a rental, model achieved income after shared dues, insurance, repairs, management and financing. We would require a flat-price resale case after capital and selling costs before adding any forecast of appreciation.
Sources: UCSF Health Parnassus campus ↗ · SF Planning: nearby permit activity ↗ · ABAG regional Hazard Viewer ↗
Closed sales and modeled values tell different stories.
- Zillow Cole Valley typical home value (ZHVI)
- $1,888,004
+14.9% year over year
Zillow data through September 2026. Its modeled value index differs from a median of homes that sold. Neighborhood boundaries, property coverage, and methods also differ. We do not average the two sources or treat their difference as a discount.
Retrieved Oct 27, 2026, 6:26 AM PDT · Zillow source ↗
Start with Cole Street, then test the return from Carl.
Zazie and Finnegans Wake provide adjacent Cole Street stops. Follow the route to Carl Street for the N Judah, then return to the actual building entrance. Tank Hill is a nearby natural-area destination south of the commercial core, with a different climb. Compare the daily route and interior sound with the home’s own light, stairs and outdoor access before paying for the neighborhood label.
Carl Street rail and hillside access are separate questions.
SFMTA lists the N Judah route through Carl Street and the Sunset Tunnel, connecting Ocean Beach with Downtown and Caltrain. Test the walk, slope and return route from the specific Cole Valley entrance rather than applying a uniform transit premium.
A Cole Valley flat is a share of a building budget.
Review the roof, exterior, major systems, reserves and the allocation of repairs alongside the renovated interior. Check whether parking, storage and yard use are exclusive, assigned or shared. Separate condo and TIC financing before comparing monthly costs. For a house, verify permitted lower-level uses and usable floor area. We would use the subject property’s records and inspection findings to price capital work, rather than rely on a neighborhood headline.
Research the neighborhood from the source.
Use these official resources to check transit, public places and property details. An address or route does not establish a rent or resale premium.
- SFMTA N Judah ↗
SFMTA lists the N Judah route through Carl Street and the Sunset Tunnel, connecting Ocean Beach with Downtown and Caltrain. Test the walk, slope and return route from the specific Cole Valley entrance rather than applying a uniform transit premium.
- UCSF Health Parnassus campus ↗
UCSF Health lists Parnassus at 400 Parnassus Avenue with hospital, outpatient and emergency services. Cole Valley buyers can test that nearby connection; the address alone supplies neither employer headcount nor a rental premium.
- SF Planning: nearby permit activity ↗
Check surrounding applications and planning records before budgeting construction effects.
- ABAG regional Hazard Viewer ↗
Screen regional hazards; this map cannot replace a professional property investigation.
Get a feel for Cole Valley.
Use the map to explore the streets, then follow the official links for parks, dining, and drinks in and around the neighborhood.
Tank Hill ↗
Clarendon Avenue and Twin Peaks Boulevard
A nearby hilltop natural area south of the Cole Street core. The city lists its location and natural-area designation; check the route and slope in person.
Zazie ↗
941 Cole Street
A Cole Street bistro with brunch and dinner menus. See its official website for current dining details.
Finnegans Wake ↗
937 Cole Street
A neighborhood bar on Cole Street. Its current official site confirms the address and provides events and visit details.
Local links checked . Check the linked businesses and park pages for current details.
San Francisco weather context.
Put Cole Valley visits in context with city rainfall and regional sky conditions. Check the actual home in morning and afternoon light.
Rainfall and temperatures come from NOAA’s San Francisco Downtown station. Fog and sky conditions come from SFO and are regional context only. Neither station measures the featured neighborhood’s block-by-block microclimate; airport fog days are not neighborhood fog days.
City rainfall and temperature.
San Francisco Downtown station ↗ · City station near Mission Dolores.
- SF Downtown precipitation
- 0.03inches
- SF Downtown wet days
- 1day
NOAA station USW00023272
At least 0.01 inches of precipitation
Average daily high 70.1°F · Average daily low 57.5°F
Chart scale: 0 to 0.10 inches. Trace amounts are recorded separately and do not become zero-rain claims.
View daily weather data +
| Station date | Precipitation (inches) | High (°F) | Low (°F) |
|---|---|---|---|
| 0.00 | 69 | 61 | |
| 0.00 | 70 | 61 | |
| 0.03 | 72 | 60 | |
| 0.00 | 68 | 57 | |
| 0.00 | 71 | 56 | |
| 0.00 | 69 | 57 | |
| 0.00 | 81 | 57 | |
| 0.00 | 85 | 61 | |
| 0.00 | 94 | 65 | |
| 0.00 | 75 | 59 | |
| 0.00 | 66 | 58 | |
| 0.00 | 68 | 59 | |
| 0.00 | 66 | 58 | |
| 0.00 | 71 | 57 | |
| 0.00 | 66 | 57 | |
| 0.00 | 63 | 57 | |
| 0.00 | 70 | 59 | |
| 0.00 | 66 | 57 | |
| 0.00 | 66 | 56 | |
| 0.00 | 60 | 55 | |
| 0.00 | 61 | 56 | |
| 0.00 | 63 | 56 | |
| 0.00 | 75 | 56 | |
| 0.00 | 75 | 58 | |
| 0.00 | 67 | 57 | |
| 0.00 | 68 | 56 | |
| 0.00 | 63 | 55 | |
| 0.00 | 69 | 55 | |
| 0.00 | 74 | 54 | |
| 0.00 | 72 | 55 |
City data retrieved · Download NOAA daily records ↗
Regional fog and sky conditions.
Station: San Francisco International Airport (SFO). These counts describe the airport, not the featured neighborhood. Fair weather is the source’s sky category; it does not mean six hours of sunshine or a fog-free day.
- SFO fog days
- 18days
- SFO fair-weather days
- 8days
- SFO partly cloudy days
- 20days
- SFO cloudy days
- 2days
Fog reported at the airport
NWS fair-sky category, not measured sunshine hours
NWS partly cloudy category
NWS cloudy category
Sources, definitions and limits +
- Rainfall and temperature source: NOAA NCEI San Francisco Downtown, USW00023272 ↗, at 37.7705, −122.4269. These are city station readings, not measurements at an individual home. We sum the daily precipitation records and count days with at least 0.01 inches. The precipitation variable includes any liquid-equivalent frozen precipitation.
- Daily values retain NOAA’s station observation dates. An observation day can end at a station’s reporting time; we do not relabel it as a midnight-to-midnight Pacific measurement. Trace precipitation is marked “Trace.” Missing or quality-flagged precipitation rejects a monthly update; incomplete temperatures remain unavailable.
- Fog and sky source: National Weather Service CLMSFO, archived by Iowa Environmental Mesonet ↗. The source’s fog, fair, partly cloudy and cloudy counts are kept as reported. Fog can occur during part of a fair-weather day, so fog is not an additional mutually exclusive sky category. We do not convert fair days to measured sunshine hours or add them to fog counts.
- These are free public weather records. Our summary and chart are independent of NOAA and Iowa State University. No affiliation or endorsement is implied. NOAA usage information ↗ · IEM usage information ↗.
- Weather periods and source timestamps are separate from the rolling Redfin market window. Monthly updates retain the previous verified month if either source is delayed. These stations cannot establish a specific home’s sunlight, fog, moisture condition or investment return.
Sources, timing, and what to watch.
Redfin neighborhood metrics use rolling three-month windows. Adjacent periods overlap. Small samples and the mix of properties sold can move medians sharply. All home types is not a condo-only or multifamily investment series. The competition score uses its own stated window.
Refresh policy: the day after Redfin’s monthly Housing Market Tracker release, once a newer neighborhood period is verified. Source delays retain the previous report. An unavailable release timestamp is left blank; the calendar is not evidence that a neighborhood has updated.
Initial trend comparisons use the reported year-over-year change to derive approximate prior-year endpoints, not a downloaded monthly history. Verified monthly snapshots accumulate over time. Source revisions can change a previously reported figure.
- Redfin Cole Valley housing market ↗
- Redfin methodology and release calendar ↗
- Download report data (JSON) ↗
- Neighborhood guide ↗
Data provided by Redfin, a national real estate brokerage. Company commentary is independent. No affiliation or endorsement is implied.