I’ve been tracking properties that have sold for $1 million or more over asking since the start of 2025. Though we saw a handful of these sales in March and April of last year, activity accelerated in September, when at least 10 single-family homes closed over the last four months of the year at this overbid level. The momentum has carried straight into 2026, with 14 $1M+ overbids year to date—and we’re not even technically in the spring selling season yet.
These outsized overbids are spread across several neighborhoods, but there’s a clear concentration in Noe and Eureka Valleys. That’s hardly surprising. Much of the cash driving today’s market is coming from AI employees eager to buy in some of the city’s most popular, picturesque south-end neighborhoods—close to vibrant retail corridors and convenient freeway access. Tech families have gravitated to Noe and Eureka Valleys for years.
I’ve tallied 29 sales that have closed at $1 million or more over list price since January 1, 2025. Of those, 13 were in Noe and Eureka Valleys.
If you’re curious, here’s the Noe/Eureka Valley lineup for 2025-2026. And yes, there’s more than one $2 million overbid on the list. If you’re aware of a sale that I may have missed, please let me know at eileen@insidesfre.com:
2026
279 Diamond
List price: $3,500,000
Sold: $4,580,000
3616 21st St
List: $2,188,000
Sold: $4,225,888
3622 21st St
List: $1,988,000
Sold: $3,300,000
133 Vicksburg
List: $2,700,000
Sold: $3,750,000
826 Diamond
List: $3,500,000
Sold: $4,650,000
818 Douglass
List: $5,900,000
Sold: $7,250,000
3853 22nd St
List: $2,600,000
Sold: $4,575,000
323 Eureka
List: $3,495,000
Sold: $5,000,000
Honorable mention:
4241 25th St (the only condo in the list)
List: $2,895,000
Sold: $3,825,000
(Another $70,000 would’ve hit the $1M mark)
2025
3946-3948 19th St
List price: $3,785,000
Sold: $4,900,000
3726 21st St
List price: $1,995,000
Sold: $3,050,000
4221 26th St
List price: $2,200,000
Sold: $3,250,000
466 Liberty
List price: $2,700,000
Sold: $3,855,000
4141 23rd St
List price: $5,000,000
Sold: $6,000,000
It’s worth noting that citywide overbidding activity has happened on single-family homes listed for $2M or more that attracted a landslide of interest when they were on the market. And yes, buyers paid cash for most of the homes in the above list.
[Photo above of 826 Diamond courtesy City Real Estate]
[All data courtesy of the SF Multiple Listing Service. I did not include any off-market sales here.]