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SAN FRANCISCO NEIGHBORHOOD NOTES

South Beach

South Beach real estate data, tower-level buying questions, waterfront places and Caltrain links, with Redfin trend charts and an analytical view of HOA costs, reserves, parking and rental economics.

SOUTH BEACH · THE MARKET IN MOTION

A neighborhood.
A different rhythm.

12 SECOND
MARKET BRIEF

September 2026 · All home types

01 / THE PRICE OF ENTRY$1,117,187

Median sale price.

+10.1% from the same period last year. The homes that sold affect the median.

Redfin · Transactions: rolling 3 months ending September 2026. Competition 57/100 over a separate 3-month window. Source ↗

Redfin reports its provider-defined South Beach area in San Francisco, and Zillow uses its own geography. All Home Types mixes ownership and building types. The map is approximate orientation, not a market-data boundary. Select comparables for the actual block, property and ownership type. Redfin’s South Beach area differs from nearby Rincon Hill, Mission Bay and broader SoMa; tower-level comparables are more specific.

Data, dates & definitions
Median sale price
$1,117,187
Sold above list price
32.5%
Sale-to-list ratio
100.2%
Median days on market
47

Source retrieved 2026-10-27T21:46:38Z. Report updated 2026-10-27T21:54:55.813Z. 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.

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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.

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.

AROUND THE NEIGHBORHOOD

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.

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

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

WEATHER & EVERYDAY LIVING

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.

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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Tell us what comes next.

A home, a sale, or an investment. Start with your goals.

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LOOK A LITTLE CLOSER

Keep exploring San Francisco.

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South Beach market report

South Beach market update ↗

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