The San Francisco holiday home stretch is officially underway, and the market looks different from early December 2024. Inventory is noticeably lighter, which tells us two things: Most of the fall listings have been absorbed, and today’s sellers are more motivated to close. On the buyer side, confidence is growing as more buyers settle into the current interest rate environment. Sellers, meanwhile, should pay close attention to the latest comparable sales, which may point to values coming in slightly below earlier expectations.
Here’s a snapshot of what’s currently available across the most sought-after property categories:
Single-Family Homes
Number available: 138
Median list price: $1,760,000
Avge days on market (DOM): 80
My Pick: 506 11th Avenue in the Inner Richmond. While everyone falls all over themselves overbidding on single-family houses in the Richmond, this 3BR/2.5BA home is sitting on the market. Yes, it could use updating and there’s a notice of violation to clear (for which the sellers have a plan to resolve). But there are three bedrooms on the upper level, a large yard and garage—plus a desirable neighborhood location three blocks north of Golden Gate Park. List price: $1,995,000.
The Upshot: No particular neighborhood has a landslide of inventory, just a handful of homes for each area. Single-family home inventory is 43% lower now than it was a year ago, when there were 245 houses on the market as of December 2nd. Only 25 homes are listed for $4M – $16M, with the most popular range being anything up to $2M.
Condos
Number available: 378
Median list price: $892,000
Avge DOM: 107
Where the inventory is: Diamond Heights, Pacific Heights, Van Ness/Civic Center, SoMa, South Beach
My Pick: 41 Federal #32 in South Beach. I’ve always liked this mid-size, 2006-built condo building on a quiet neighborhood street near the Embarcadero. #32 is a one bedroom with a balcony and slick kitchen/bath finishes. At almost 1,000 square feet, it’s one of the larger one bedrooms you can find, and parking/storage are included. HOA dues are $1,070/month. List price: $995,000.
The Upshot: Condo inventory is also down year over year, with 37.5% fewer units currently listed. Notably, 73% of all condos on the market are priced up to $1.5M, while higher-end units—particularly those listed at $2M+ in larger luxury South Beach buildings—are seeing far less movement.
TICs
Number available: 60
Median list price: $800,000
Avge DOM: 58
My Pick: 1180 Jackson #6 in Nob Hill. I’m liking this one-bedroom TIC with a large dining room, airy outlooks and a spacious bedroom in a six-unit building located in the heart of Nob Hill. This unit comes with in-unit laundry and storage, and monthly dues are $588. List price: $735,000.
The Upshot: Most of the TICs currently on the market are in buildings with three or more units, which are generally less desirable than two-unit properties that still qualify for condo conversion. That said, there are some strong options available—especially in neighborhoods where condos would cost significantly more. I’m seeing sub-$1M inventory in areas like Nob Hill, Telegraph Hill, Noe Valley and the Richmond that’s definitely worth exploring. Just be sure to consult a TIC-savvy lender (and a knowledgeable Realtor) to understand the nuances of TIC ownership and figure out whether this type of property is the right fit for you.