- Median sale price
- $1,484,584
- Median price / sq ft
- ≈ $1,270
- Median days on market
- 15 days
- Sale to list price
- 114.6%
+8% year over year
+15.5% year over year
-51 days year over year
+21 points year over year
Redfin North Beach · 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, 2:46 PM 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 | ≈ 1,100 | Derived from YoY change |
| September 2026 | 1,270 | 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.
69.8% 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.
North Beach’s faster pace rewards preparation, not skipped diligence.
Local evidence: The Redfin transaction median is up 8% year over year. Price per square foot is up 15.5% year over year. The snapshot reports 15 median days on market. The sale-to-list ratio is 114.6%. These are All Home Types figures; the competition score has its own window.
Our view: The 15-day median and higher sale-to-list ratio make pre-offer preparation useful. We would compare the same ownership form, legal size, condition and outdoor rights before setting a limit. A whole-building rent roll and a renovated condominium require different valuation exercises. Keep an appraisal downside scenario and identified capital work in the funding plan rather than let a short offer timetable define the budget.
Sources: Redfin neighborhood snapshot ↗
North Beach convenience changes between Columbus and the hillside.
Local evidence: SF Public Library places North Beach Branch at 850 Columbus Avenue. SFMTA’s 30 Stockton route lists Columbus corridor stops, while Washington Square is at Filbert and Stockton. Those addresses support a concrete walking test.
Our view: Visit the property during an active evening and at your normal departure time. Test stairs, grade, deliveries, the correct bus direction and the walk back from shops. Compare assigned garage rights and vehicle fit separately from curb parking. We would support any convenience premium with matched sales or achieved rent, rather than assume every North Beach block provides the same access.
Sources: SF Public Library North Beach Branch ↗ · SFMTA 30 Stockton ↗
North Beach’s small-building income needs a lease-by-lease review.
Local evidence: Tony’s Pizza Napoletana lists 1570 Stockton Street and Savoy Tivoli lists 1434 Grant Avenue. These corridor venues and Washington Square provide local orientation but no evidence of a particular building’s net income.
Our view: Separate residential and commercial leases where present, legal use, expenses, vacancy and management. Inspect building systems and budget qualified exterior, roof and other identified work. For a condo or TIC, review shared decision rules, insurance and capital reserves. We would test the acquisition against achieved cash flow and a flat-price exit before assigning value to tenant turnover or renovation plans.
Sources: Washington Square ↗ · Tony’s Pizza Napoletana ↗ · Savoy Tivoli ↗ · SF Planning: Permits in My Neighborhood ↗
Closed sales and modeled values tell different stories.
- Zillow North Beach typical home value (ZHVI)
- $1,211,146
+13.7% 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, 2:46 PM PDT · Zillow source ↗
North Beach convenience needs a block-by-block test.
Washington Square at Filbert and Stockton, Tony’s on Stockton and Savoy Tivoli on Grant provide a compact orientation loop. The library is farther north at 850 Columbus. Walk that loop from the particular home and revisit evening noise, deliveries, stairs and parking access before comparing two prices.
Separate condominium rights from a whole-building investment.
The Redfin median mixes home types and does not value an apartment building’s rent roll. Compare the same ownership form first. A rental analysis should use current leases, documented expenses, insurance and capital work; a condo analysis should separately examine HOA reserves and assessments.
North Beach’s small-building income needs a lease-by-lease review.
Separate residential and commercial leases where present, legal use, expenses, vacancy and management. Inspect building systems and budget qualified exterior, roof and other identified work. For a condo or TIC, review shared decision rules, insurance and capital reserves. We would test the acquisition against achieved cash flow and a flat-price exit before assigning value to tenant turnover or renovation plans.
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.
- SF Public Library North Beach Branch ↗
The library lists 850 Columbus Avenue. Use it as one concrete destination when testing daily errands.
- SFMTA 30 Stockton ↗
Current official stops include Columbus Avenue and Union, Mason, Chestnut and Francisco. Select the correct route direction.
- SFMTA residential parking permits ↗
Check eligibility and restrictions for the actual address; a permit does not reserve a space.
- SF Planning: Permits in My Neighborhood ↗
Research nearby applications and project records before budgeting changes to a building.
Get a feel for North Beach.
Use the map to explore the streets, then follow the official links for parks, dining, and drinks in and around the neighborhood.
Washington Square ↗
Filbert and Stockton Street
A North Beach public square with lawn and gathering areas; see the city’s official park information.
Tony’s Pizza Napoletana ↗
1570 Stockton Street
North Beach pizza restaurant close to Washington Square; official location page provides visiting details.
Savoy Tivoli ↗
1434 Grant Avenue
Grant Avenue bar with an official event calendar; verify the current program on the venue’s own site.
Local links checked . Check the linked businesses and park pages for current details.
San Francisco weather context.
Put North Beach 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 North Beach 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.