- Median sale price
- $3,349,062
- Median price / sq ft
- ≈ $1,540
- Median days on market
- 12 days
- Sale to list price
- 125.2%
-1.5% year over year
+63.8% year over year
-2 days year over year
+24.8 points year over year
Redfin Cow Hollow · 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 9 months. Retrieved Oct 27, 2026, 6:25 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 | ≈ 940 | Derived from YoY change |
| September 2026 | 1,540 | Redfin reported (rounded) |
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.
79.8% 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.
Cow Hollow’s median and price per foot are moving differently.
Local evidence: The Redfin transaction median is down 1.5% year over year. Price per square foot is up 63.8% year over year. The snapshot reports 12 median days on market. The sale-to-list ratio is 125.2%. These are All Home Types figures; the competition score has its own window.
Our view: A small decline in median sale price with a large increase in reported price per square foot is a reason to inspect ownership and size mix. We would select comparable closed homes before interpreting either series as an opportunity. Keep the seller’s asking-price strategy separate from fair value, and set an offer ceiling that includes financing and immediate building work. The longer competition window also describes a different period from the sales cards.
Sources: Redfin neighborhood snapshot ↗
Test the Union bus and the uphill return as one journey.
Local evidence: The active 45 Union/Stockton runs between the Marina and Caltrain via Downtown. SFMTA lists stops at Union and Fillmore, Pierce, Buchanan, Laguna and Gough. Test the walk and uphill return from the specific property.
Our view: The 45 route is a specific downtown connection, not a promise about a particular home’s travel time. Walk to the correct stop and test service at work and evening hours. Compare the Green Street library route separately from the restaurant corridor. Investors should ask whether achieved rent supports the acquisition price after parking and ownership expenses; a list of destinations alone does not establish an income premium.
Sources: SFMTA 45 Union/Stockton ↗ · SFPL Golden Gate Valley branch ↗
A Cow Hollow premium must survive the operating budget.
Local evidence: SF Rec & Park identifies Allyne Park at 2609 Gough Street as roughly one-quarter acre. It is a useful nearby destination, but it should not be valued as a building amenity or a substitute for private outdoor rights.
Our view: For an income property, begin with current leases and itemized operating costs rather than the price of nearby owner-occupied homes. For a condo, include dues, insurance, tax, maintenance and assessments in a monthly-cost comparison. We would run a flat-price resale case after financing and selling costs, and require evidence before adding a premium for views, walkability or future renovations.
Sources: SFPL Golden Gate Valley branch ↗ · SF Rec & Park: Allyne Park ↗ · SF Planning: nearby permit activity ↗ · ABAG regional Hazard Viewer ↗
Closed sales and modeled values tell different stories.
- Zillow Cow Hollow typical home value (ZHVI)
- $3,352,867
+24.7% 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, 6:25 AM PDT · Zillow source ↗
Walk Union Street, then the home’s actual grade.
Wildseed on Union and Balboa Cafe on Fillmore anchor a commercial-corridor tour; Allyne Park is an eastern-side destination. Walk the route from each back to the home, including the uphill leg. Properties on retail frontage and interior hillside blocks can feel very different. Compare window exposure, bedroom location, stairs and the entrance before paying for a broad Cow Hollow address.
Union Street offers an actual downtown bus connection.
The active 45 Union/Stockton runs between the Marina and Caltrain via Downtown. SFMTA lists stops at Union and Fillmore, Pierce, Buchanan, Laguna and Gough. Test the walk and uphill return from the specific property.
The outlook and the garage belong in separate columns.
Inspect the view from the rooms that are used every day, then compare similar floor heights and orientations. Verify parking rights, vehicle clearance, storage and access independently. A condo’s reserve study, insurance and assessment notices matter as much as a renovated interior. For a TIC or whole building, examine the shared obligations or leases separately; the neighborhood’s price per foot does not establish the right financing structure.
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 45 Union/Stockton ↗
The active 45 Union/Stockton runs between the Marina and Caltrain via Downtown. SFMTA lists stops at Union and Fillmore, Pierce, Buchanan, Laguna and Gough. Test the walk and uphill return from the specific property.
- SFPL Golden Gate Valley branch ↗
San Francisco Public Library lists Golden Gate Valley at 1801 Green Street. Compare the approach to this branch with the Union retail walk and the home’s own access, without assigning an unsupported convenience premium.
- SF Rec & Park: Allyne Park ↗
SF Rec & Park identifies Allyne Park at 2609 Gough Street as roughly one-quarter acre. It is a useful nearby destination, but it should not be valued as a building amenity or a substitute for private outdoor rights.
- 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 Cow Hollow.
Use the map to explore the streets, then follow the official links for parks, dining, and drinks in and around the neighborhood.
Allyne Park ↗
2609 Gough Street
A small public park on the eastern side of the Cow Hollow orientation area. The official city page lists its address and visitor information.
Wildseed ↗
2000 Union Street
A plant-based restaurant on Union Street. Check the official San Francisco location page for current dining and reservation information.
Balboa Cafe ↗
3199 Fillmore Street
A bar and restaurant near Fillmore and Greenwich. Use the official menu and venue pages for current food and drink details.
Local links checked . Check the linked businesses and park pages for current details.
San Francisco weather context.
Put Cow Hollow 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 Cow Hollow 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.