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SAN FRANCISCO NEIGHBORHOOD NOTES

Cole Valley

A Cole Valley guide with clearly qualified Redfin market data, Zillow context, official N Judah and UCSF links, local venues and a practical view of hillside access and shared-building costs.

COLE VALLEY · THE MARKET IN MOTION

A neighborhood.
A different rhythm.

12 SECOND
MARKET BRIEF

September 2026 · All home types

01 / THE PRICE OF ENTRY$2,786,944

Median sale price.

+148.8% from the same period last year. The homes that sold affect the median.

Redfin · Transactions: rolling 3 months ending September 2026. Competition 93/100 over a separate 12-month window. Source ↗

This report uses Redfin’s provider-defined Cole Valley area and Zillow’s independently defined geography. It is not a house-only, condo-only or investment-building series. The map is for orientation, not a statistical boundary. Select comparables for the actual block and ownership type. The source’s days-on-market comparisons conflict, so the year-over-year day change is unavailable. Sparse-sample warning: the source displays a very small sales count, a 148.8% median increase and 99.8% above list. These provider figures are not evidence that every home appreciated that amount or that every sale exceeded list. Verify individual comparable sales.

Data, dates & definitions
Median sale price
$2,786,944
Sold above list price
99.8%
Sale-to-list ratio
118.8%
Median days on market
11

Source retrieved 2026-10-27T13:26:08Z. Report updated 2026-10-27T13:38:34.638Z. The buildings and calendar are illustrations of market measures, not individual sales or an actual listing schedule. Medians describe the sales mix, not a same-home investment return. Commentary is our interpretation.

← All neighborhoods

By Lucas Beard, REALTOR® · CA DRE #02417843

Local guide checked . Market and weather data carry their own observation dates.

Get closer to the details.

A neighborhood name is a useful starting point, but each property deserves its own review. Use these questions to make your next visit more productive.

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.

AROUND THE NEIGHBORHOOD

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.

Orientation map · Approximate area, not a market-data boundary.Open a larger map ↗Interactive map by Google Maps
PARK

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.

Official website ↗Find on a map ↗

Local links checked . Check the linked businesses and park pages for current details.

WEATHER & EVERYDAY LIVING

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.

Complete calendar month: to . Retrieved . Updated .

City rainfall and temperature.

San Francisco Downtown station ↗ · City station near Mission Dolores.

SF Downtown precipitation
0.03inches

NOAA station USW00023272

SF Downtown wet days
1day

At least 0.01 inches of precipitation

Average daily high 70.1°F · Average daily low 57.5°F

City precipitation through the month Inches per station observation day, San Francisco Downtown

Chart scale: 0 to 0.10 inches. Trace amounts are recorded separately and do not become zero-rain claims.

View daily weather data +
NOAA San Francisco Downtown daily records for September 2026
Station datePrecipitation (inches)High (°F)Low (°F)
0.006961
0.007061
0.037260
0.006857
0.007156
0.006957
0.008157
0.008561
0.009465
0.007559
0.006658
0.006859
0.006658
0.007157
0.006657
0.006357
0.007059
0.006657
0.006656
0.006055
0.006156
0.006356
0.007556
0.007558
0.006757
0.006856
0.006355
0.006955
0.007454
0.007255

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

Fog reported at the airport

SFO fair-weather days
8days

NWS fair-sky category, not measured sunshine hours

SFO partly cloudy days
20days

NWS partly cloudy category

SFO cloudy days
2days

NWS cloudy category

SFO period: to . Source issued ; retrieved . Read the archived NWS report ↗

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.

Build your neighborhood brief.

Share your preferred property type, budget, timing, and the places you visit regularly. Then compare the actual homes and streets against those priorities.

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