- Median sale price
- $1,117,187
- Median price / sq ft
- ≈ $1,000
- Median days on market
- 47 days
- Sale to list price
- 100.2%
+10.1% year over year
+1.4% year over year
-9 days year over year
+3.4 points year over year
Redfin South Beach · rolling three months ending September 2026. Rounded source values stay rounded. View source ↗
A more balanced contest.
Redfin Compete Score™ measures competition, not expected investment returns.
Source window: trailing 3 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 | ≈ 986 | Derived from YoY change |
| September 2026 | 1,000 | 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.
32.5% 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.
South Beach’s 47-day median supports a building-specific negotiation.
Local evidence: The Redfin transaction median is up 10.1% year over year. Price per square foot is up 1.4% year over year. The snapshot reports 47 median days on market. The sale-to-list ratio is 100.2%. These are All Home Types figures; the competition score has its own window.
Our view: A 100.2% sale-to-list ratio and 47 median days on market describe a different negotiation from the city’s headline house bidding contests. We would start with recent closed sales in the same tower and unit line, then compare outlook, floor, condition and concessions. A neighborhood median cannot reconcile a large difference in monthly dues, assessments or master insurance. Price the all-in ownership cost alongside the purchase.
Sources: Redfin neighborhood snapshot ↗
Caltrain access and a waterfront walk are separate benefits.
Local evidence: Caltrain lists San Francisco Station at 700 4th Street. The Port places Brannan Street Wharf Park on the Embarcadero, and SFMTA publishes the 30 Stockton route. These sources identify destinations, not measured travel times.
Our view: Test the walk to the actual train platform, crossings and evening return from the building. Compare a waterfront-facing unit with a quieter interior line using closed sales and visits at different hours. For an investment, station access and the promenade need to be supported by achieved rents after HOA dues, not added as an assumed premium to a rent forecast.
Sources: San Francisco Caltrain Station ↗ · SFMTA 30 Stockton ↗
Read South Beach’s reserve study before valuing building services.
Local evidence: The Port’s Brannan Street Wharf Park page describes public waterfront space; Red’s Java House and Hi Dive list locations on the Embarcadero. Public waterfront access is distinct from a tower’s private amenities.
Our view: Review reserves, planned exterior and elevator work, master insurance, litigation disclosures and special assessments. Verify whether parking and storage are deeded, assigned or separately charged, and read the leasing rules. We would model achieved rent after all recurring dues, management, vacancy and financing, then test an assessment scenario. A lower purchase price can still carry a higher monthly burden.
Sources: Brannan Street Wharf Park ↗ · Red’s Java House ↗ · Hi Dive ↗ · SF Planning: Permits in My Neighborhood ↗
Closed sales and modeled values tell different stories.
- Zillow South Beach typical home value (ZHVI)
- $1,213,175
+10.1% 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 ↗
Compare the tower, not just the neighborhood median.
The same South Beach budget can buy different floor plans, orientations and building services. Start with closed sales in the same building and unit line, then compare HOA dues, reserves, insurance, parking and leasing restrictions. The broader provider geography can include homes beyond a single waterfront pocket.
Build a waterfront routine that works on a weekday.
Brannan Street Wharf Park sits between Piers 30–32 and 38. Red’s Java House and Hi Dive provide nearby stops along the Embarcadero, while Caltrain is at 700 4th Street. Walk the actual crossings and station entrance from the property; none of these addresses establishes a rent premium.
Read South Beach’s reserve study before valuing building services.
Review reserves, planned exterior and elevator work, master insurance, litigation disclosures and special assessments. Verify whether parking and storage are deeded, assigned or separately charged, and read the leasing rules. We would model achieved rent after all recurring dues, management, vacancy and financing, then test an assessment scenario. A lower purchase price can still carry a higher monthly burden.
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.
- San Francisco Caltrain Station ↗
Caltrain lists its San Francisco station at 700 4th Street. Test access from the actual building rather than infer a universal commute.
- SFMTA 30 Stockton ↗
The official route connects Townsend and nearby Third Street stops with downtown and North Beach. Check current stop details.
- 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 South Beach.
Use the map to explore the streets, then follow the official links for parks, dining, and drinks in and around the neighborhood.
Brannan Street Wharf Park ↗
The Embarcadero between Brannan and Townsend
Port-managed South Beach waterfront park with a lawn, picnic tables and walking areas.
Red’s Java House ↗
Pier 30, The Embarcadero
Waterfront restaurant at Pier 30; its official contact page supplies current visiting details.
Hi Dive ↗
Pier 28½, The Embarcadero
A waterfront bar and restaurant beside the Embarcadero. Check its official site before a visit.
Local links checked . Check the linked businesses and park pages for current details.
San Francisco weather context.
Put South 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 South 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.