I pulled new listings and closed sales for every Bay Area zone, this year versus last, to answer a question I keep seeing: has inventory actually gotten better? Short answer: yes, everywhere, in terms of raw listing counts. But that's not all.

The real finding came from checking how much of that new inventory is actually closing. San Jose's sell-through rate (closings as a share of new listings) fell from 94% a year ago to 70% now, the biggest drop anywhere in the region. Greater Santa Clara County outside San Jose fell almost as much, 90% to 72%. ,That's a market where homes are arriving faster than buyers are absorbing them.

North Bay still omitted.

Zone	Sell-through, Jan-Jul 2025	Sell-through, Jan-Jul 2026	Change
San Jose	94%	70%	-25 points
Greater SJ	90%	72%	-19 points
East Bay	86%	79%	-7 points
Peninsula	87%	80%	-7 points
San Francisco	92%	88%	-3 points

Three unrelated signals all confirm it in San Jose and greater Santa Clara: median price down (San Jose -4.5%, Greater SJ -3.7%), days on market up (17 to 20, and 18 to 23), and the share of homes selling over asking down (62.5% to 55.7%, and 59.8% to 57.4%).

San Francisco is doing the exact opposite. Median price up 14%, days on market down to 13, and 71% of closings went over asking, up from 58% a year ago. Tightest market in the region right now, not the loosest.

Months of supply, since this is the cleanest single number for "how much room does a buyer actually have":

Zone	A year ago	Now
San Jose	1.14	3.01
Greater SJ	1.08	2.94
East Bay	1.11	1.90
Peninsula	1.48	1.82
San Francisco	1.61	1.12

One seasonal pattern pretty much across the board: every year in this data shows a small dip in new listings in August specifically, between a stronger July and a much stronger September. If you're looking to sit it out on the sidelines until there's less buyers in the fall and winter, unfortunately the supply of new listings will seasonally decrease as well (and January of this year had noticeable less new listings than the two years prir.).

On what's ahead: the pace of San Jose's inventory buildup likely slows into the winter, new listings drop faster into the holidays than closings do, so the gap between them narrows. This is a slowdown in the accumulation of new listings, amd the stockpile of unsold homes already built up this year isn't going anywhere before spring.

What this means if you're buying: San Jose and the rest of Santa Clara County outside the city itself are where the real leverage is right now, worth negotiating harder there than the headlines about a tight Bay Area market might suggest. San Francisco is the opposite, as all the leverage in most parts of the city remains with the seller. Peninsula and East Bay are genuinely stable.

The guiding thing to take from all of this: the headline, "new listings are up," isn't actually what's giving buyers more room in San Jose and greater Santa Clara County. The monthly flow of new listings only grew modestly there, 13% to 23%. What actually piled up is the stock, the accumulated supply sitting unsold, up 164% to 172% in those same two zones. Competition is down, but because homes stopped moving as fast as they used to.

Quick methodology note: this isn't a predictive model. It's what's sometimes called a seasonal-naive projection. For each zone, take the actual year-over-year growth rate from the first seven months of 2026, and apply that same percentage to last year's actual month-by-month numbers for August through December. It assumes two things: the growth rate holding steady through the rest of the year, and this year's seasonal shape (the usual November-December drop, the usual pattern of ups and downs) repeating the way it has in the past.

Where this goes into fall and winter, zone by zone, using that method:

In San Jose and Greater SJ, the gap between new listings and closings narrows heading into November and December, and even briefly flips to closings outpacing new listings by year-end. Normal seasonal shape (new listings drop off faster into the holidays than closings do), not a reversal. The inventory that's already piled up this year doesn't clear out just because the monthly math turns favorable for a couple of months, it takes sustained clearing over multiple quarters to work through a buildup like this one. Expect the leverage buyers have right now in those two zones to still be there in January.

East Bay and Peninsula show the same pattern, a brief clearing stretch by December, without it changing the stability in these zones overall.

San Francisco is the one to watch differently. The forecast has new listings spiking hard in September before collapsing into December, while closings hold up better across that stretch, meaning the gap actually flips toward closings outpacing listings by the end of the year there as well. If that continues, San Francisco's market gets even harder to buy into over the winter. Note that this is the forecast I'm least confident about, given the volatility of the SFH market in SF.

As always I am happy to delve deeper into the data. Would you like to see any of the above broken down at the neighborhood level for a particular city?

As always for a more in-depth analysis & more visuals check out the accompanying blog post

One thing I think most buyers feel in LA right now is inventory pressure. I've been wondering: are there any hidden gems out there? Like listings that have sat a while, taken a few cuts, and might be a real opportunity for a motivated, well-informed buyer who's weighed the pros and cons?

So we pulled active LA County MLS listings with a real price cut, 30 to 180 days on market, single-family and condo - checked against actual closed comps in the same neighborhood and property type. Here are some takeaways:

New construction "SFH" with no usable lot, but present well in photos

A handful of new builds in Mar Vista and Eagle Rock initially looked like real single-family discounts, 10 to 14% under neighborhood SFH comps. 11702 Charnock Rd and 3601 McLaughlin Ave (Mar Vista, $1,595,000 each, built 2025) and 5271 Eagle Dale (Eagle Rock, $998,000, built 2025) and they present really well in photos.

But they're all detached structures with essentially zero usable lot, single-family in zoning only. Compared against actual townhouse comps instead, all three flip to running 11.5% to 20.2% above. They look like houses in photos. They price and sit like condos under a different name, worth knowing if you're buying "single-family" expecting an actual yard.

Consider 4743 Purdue Ave, Culver City ($1,199,000, built 2026, 111 days on market) passes every check the data can run. Real lot, correct comp category, genuinely 8.6% under Del Rey's SFH comps on a solid sample. But it's literally right next to the 405 on an awkward lot. Photos are great but the location is rough.

Two real,modest, single-family finds

Most of the rest of the scan was the same story: inflated asks correcting back to reality. Two held up as genuine, if unremarkable: 5211 Calatrana Dr, Woodland Hills ($910,000, built 1962, real lot, about 11% under comps) and 24643 Via Valmonte, Torrance ($1,748,000, built 1990, real lot, modest gap under comps).

Condos: potentially a realistic, but complicated play

LA County's median condo closed the last six months at $655,000 with a $538/mo median HOA. At today's rate (30-yr averaging 6.74-6.77%) with 20% down, that runs about $4,650/mo all-in (P&I, tax, insurance, HOA), versus $2,400-3,400/mo for a comparable 2-bedroom rental. That's 1.5x to 2x rent at the median, narrower on cheaper units but never fully closed. It's a real trade, more now for equity and a hedge against rent increases, worth it if you're planning to hold. It can be a real value play for the right buyer, and there's no shortage of options right now.

One thing worth knowing before you write an offer: Fannie Mae and Freddie Mac are phasing in real changes to condo lending. The streamlined "Limited Review" path disappears for buildings over 10 units starting August 3, 2026, and minimum reserve funding jumps from 10% to 15% of the HOA's budget starting January 4, 2027. Thin-reserve buildings may need to raise dues to comply. This isn't a reason to walk away, it's a reason to actually read the HOA disclosure packet your agent gets during escrow (California law requires the budget, reserve study, 12 months of board minutes, and any pending special assessment) instead of assuming today's HOA number holds.

A few options worth a look:

Address	Price	HOA/mo	vs. comps	DOM
10660 Wilshire Blvd #410, Westwood	$999,000	$2,050.73	-20.1%	103d
801 S Grand Ave #1611, DTLA	$749,000	$1,298	-25.8%	168d
4454 Ventura Canyon Ave #105, Sherman Oaks	$549,999	$790	-17.0%	30d
267 S San Pedro St #315, Little Tokyo	$399,000	$1,178	-25.8%	124d

Westwood and Little Tokyo carry HOAs high enough relative to price that they're worth a lender check before assuming the math above holds. Sherman Oaks is moving fastest of the four.

Bottom line

What looks like a discount is usually an inflated ask correcting itself, or there is a genuine quality of life reason for it. Condos are a real path to equity for the right buyer, but at today's rates the monthly cost runs meaningfully above rent, HOA size matters as much as the discount, and new lending rules through 2027 add one more thing to check, not one more thing to fear, before you sign. Run your own numbers, and don't expect condo appreciation to match single-family over time. One real upside: Buyers are skeptical of condos (potentially for good reason) fewer people competing for condo inventory means you actually have time to look into a listing instead of bidding blind against ten other offers by tomorrow. You CAN find those hidden gems but you have to know how to look and what you’re looking for.

The right agent can help you do your due diligence but expect a lot of getting intimately familiar with HOA reserve studies and disclosures.

July is officially over, we posted Bay Area earlier this week now it's time for LA stats as promised. I'm planning to keep this up as sort of a monthly content series where we share interesting market data that you can use to supplement historic comps and guide your offer/listing strategy. Maybe every quarter or so we can measure how much these values change over time?

Anyway: let's take a look at average pricing and DOM trends for LA County. Images above show % over/under list by neighborhood. Based on your feedback, I've included graphs showing average change in $/sqft for each market, accessible on the blog with additional stats (to keep the body of this post relatively short).

• Here are the June LA stats
• Here are the July Bay Area stats

For a more detailed breakdown of this month's stats with more visuals, more detailed DOM & $/sqft change breakdowns etc check out the blog post on our website.

General TL;DR:* SFH beats Condo in the "under-14" bucket in every zone, and usually holds through "14-30" as well. The gap is widest on the Westside and narrows the longer a listing sits, occasionally flipping past 30 days (Central LA and San Gabriel Valley/Pasadena see the closest 30+ day races).

Westside

258 SFH closings averaging 0.0% over list at 45 DOM. 202 Condo closings averaging 2.8% under list at 65 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 5.9% over list, Condo 0.4% under
• 14-30 days: SFH 0.7% over list, Condo 1.2% under
• 30+ days: SFH 6.9% under list, Condo 4.1% under

Westwood/Century City and Highland Park (Central LA) have some of the widest SFH-Condo gaps around; on the Westside specifically, Westwood/Century City SFH close at 7.2% over list (n=12) against Condo at 3.2% under (n=42, the zone's largest condo sample).

Pacific Palisades shows the most extreme single-listing swing: 2 condos averaging 25.6% under list at 256 DOM against 7 SFH at 2.3% under.

Beverly Hills and Bel Air/Holmby Hills are both soft on the low-volume ultra-luxury side (SFH 6.6% and 9.1% under list respectively, running 86-182 DOM).

On speed, Playa Vista SFH close fastest in the zone at 10 DOM (n=4) while Pacific Palisades condos take the longest at 256 DOM.

TL;DR: Westside SFH holds a real premium at the top end (Westwood, Beverlywood, Highland-adjacent Culver City) but ultra-luxury SFH in Bel Air and the Palisades is sitting a long time and closing under ask. Condo pricing power fades fast past 14 days almost everywhere in this zone.

Central LA

271 SFH closings averaging 0.8% over list at 35 DOM. 80 Condo closings averaging 0.2% under list at 59 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 3.2% over list, Condo 3.8% over
• 14-30 days: SFH 3.8% over list, Condo 5.3% over (the one bucket where condo edges ahead)
• 30+ days: SFH 4.3% under list, Condo 3.5% under (condo narrowly outperforms once something sits a month)

Central LA is the zone where condo pricing power shows up the most: Silver Lake/Echo Park condos average 11.9% over list (n=7) against SFH at 4.3% over (n=26), and Los Feliz condos hit 11.2% over (n=6) vs SFH at 3.2% under (n=10). Both real flips, though on thinner condo samples.

Highland Park and Mount Washington post the strongest SFH numbers in the zone (9.4% and 8.4% over list).

Metropolitan (n=2 SFH, 2 Condo) is the softest micro-market on record, both types closing well under list at 88-104 DOM.

TL;DR: Central LA is the one zone where condos genuinely outprice SFH in specific neighborhoods (Silver Lake, Los Feliz), not just a thin-sample artifact. Highland Park and Mount Washington SFH remain the hottest corners of the zone.

South Bay

277 SFH closings averaging 0.3% over list at 31 DOM. 126 Condo closings averaging 1.1% under list at 38 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 2.8% over list, Condo 0.3% over
• 14-30 days: SFH 1.1% under list, Condo 0.7% under (essentially flat, SFH narrowly behind)
• 30+ days: SFH 3.3% under list, Condo 2.5% under

Manhattan Beach is the highest-volume city at the top end (35 SFH closings, 1.1% under list, 41 DOM), while Torrance carries the most overall volume in the zone (65 SFH, 32 Condo) with SFH at 1.7% over vs Condo essentially flat.

Rolling Hills is the extreme outlier: 2 SFH sales averaging 12.0% under list at 313 DOM. On speed, Lomita condos close in just 3 days (n=3, thin sample) while Rolling Hills SFH average 313 days.

TL;DR: South Bay is one of the tighter SFH-Condo gaps of any LA zone this month — both types are trading close to list in the 14-30 and 30+ buckets. Torrance and Manhattan Beach anchor the volume; ultra-low-volume Palos Verdes-area cities skew the averages at the edges.

San Fernando Valley

552 SFH closings averaging 0.1% under list at 31 DOM. 182 Condo closings averaging 0.8% under list at 57 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 2.4% over list, Condo 0.7% over
• 14-30 days: SFH 0.3% under list, Condo 0.4% under (essentially flat)
• 30+ days: SFH 3.3% under list, Condo 1.6% under (condo narrows the gap once something sits a month, but doesn't flip)

Winnetka has the widest SFH-Condo spread at real scale (SFH 4.7% over on 19 closings vs Condo 2.4% under on 4).

Sherman Oaks is the volume leader (44 SFH, 17 Condo) with a modest SFH edge (0.3% under vs Condo 1.3% under).

Calabasas and Toluca Lake show the softest SFH numbers (6.7% and 3.0% under list).

Sunland/Tujunga SFH close fastest at 12 DOM (thin sample, n=2) while Calabasas SFH run 82 DOM, the slowest at real volume in the zone.

TL;DR: The Valley is the largest sample of any LA zone this month (734 combined closings) and it's running close to flat overall. Winnetka and Sylmar SFH are the standout hot spots; Calabasas is the clearest soft spot at the high end.

San Gabriel Valley / Pasadena

500 SFH closings averaging 1.1% over list at 30 DOM. 194 Condo closings averaging 0.3% under list at 46 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 3.5% over list, Condo 2.2% over
• 14-30 days: SFH 0.7% over list, Condo 0.6% under
• 30+ days: SFH 2.4% under list, Condo 1.7% under

South Pasadena posts the widest SFH-Condo gap in the zone (SFH 12.6% over on 15 closings vs Condo 1.4% over on 3).

Pasadena is the volume anchor by a wide margin (117 SFH, 52 Condo), trading nearly flat for both types.

San Marino SFH remain the hottest small-sample market (8.8% over list, n=11). Sierra Madre is the one spot where a single condo sale (9.4% over) beat a soft SFH showing (5.4% under, n=6), too thin to call a real flip.

On speed, San Gabriel and San Marino SFH both close in 10-18 days while Walnut SFH average 58 days, the slowest at real volume.

TL;DR: SGV/Pasadena SFH is running hot across most of the zone, especially in the smaller high-demand cities (South Pasadena, San Marino, San Gabriel). Pasadena itself, the volume leader, is trading close to flat.

All of that said, as always I am happy to pull more local data for any areas you're interested in. Let me know what you'd like to see and check out the blog for more visuals + $/sqft breakdowns.

Also: it seems like the market data posts really resonate with folks and I am always looking for suggestions on what type of stats or cross-sections you all would find informative.

If you have any suggestions I am all ears (For example someone recently suggested showing how average DOM correlates to square footage & measuring if average DOM increases around a certain property size/square footage): What kind of further analysis or stats would you be interested in seeing?

July is officially over so as promised, let's take a look at average pricing and DOM trends for the Bay Area. Based on your feedback, I’ve included graphs showing average change in $/sqft for each market and included a North Bay section. We’re still working on comprehensive MLS coverage for some North Bay counties so consider the North Bay section incomplete; insights from that section are directional only.

• Here are the Bay Area stats for June
• Here are the LA stats for June

For a more detailed breakdown of this month's stats with more visuals, more detailed DOM & $/sqft change breakdowns etc check out the blog post on our website. Left it out of the post to keep this (relatively) short.

General TL;DR: SFH beats Condo in the "under-14" and "14-30 day" buckets in almost every zone. The gap is widest in San Francisco and narrows the longer a listing sits, occasionally flipping past 30 days (East Bay is essentially flat, San Jose flips to Condo).

San Francisco

138 SFH closings averaging 26.3% over list at 22 DOM. 245 Condo closings averaging 5.5% over list at 41 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 33.2% over list, Condo 12.3% over
• 14-30 days: SFH 21.1% over list, Condo 5.5% over
• 30+ days: SFH 7.2% over list, Condo 1.4% under

 

Inner/Central Richmond and Inner Sunset show the widest SFH-Condo gaps in the city (27-48 points, n=1-3 SFH). Pacific Heights holds a real gap at scale: 13 condos at 10.5% over vs. 2 SFH near 31%. Nob Hill is the one neighborhood where condo out-earns SFH (0.6% on 14 condos vs -5.6% on a single SFH sale). On speed, Outer Richmond and Diamond Heights SFH close in 11-32 days vs. 111-144 for condos, though condo counts there are single digits.

TL;DR: SF's type divide holds from June. West side and Richmond-district SFH still command a premium; Nob Hill and Eureka Valley condos hold up better than most.

East Bay

1,404 SFH closings averaging 3.7% over list at 31 DOM. 329 Condo closings averaging 0.3% under list at 40 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 7.5% over list, Condo 1.8% over
• 14-30 days: SFH 5.0% over list, Condo 0.5% over
• 30+ days: SFH 2.3% under list, Condo 2.4% under (essentially flat, no real type edge once something sits a month)

Berkeley has the widest gap in the zone: 45 SFH at 33.4% over list vs. 9 condos at 4.0%. El Cerrito and Albany show the same pattern at smaller scale (n=14, n=7 SFH). Oakland, the largest sample at scale (174 SFH, 56 Condo), still shows a real 13-point gap (14.9% vs 1.3%). Richmond is the volume outlier, 302 SFH closings averaging 2.1% under list, dragging the zone-wide SFH average down more than any other city. On speed, Concord and Berkeley condos run 40-49 days longer than SFH in the same city.

TL;DR: Berkeley, El Cerrito, and Albany SFH are still running hot; Richmond's volume pulls the zone average toward flat. Condo pricing power disappears past 30 days anywhere in the East Bay.

Peninsula

279 SFH closings averaging 6.5% over list at 23 DOM. 110 Condo closings averaging 0.5% over list at 44 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 12.6% over list, Condo 4.1% over
• 14-30 days: SFH 0.4% over list, Condo 0.5% over (the one bucket where condo edges ahead, both essentially flat)
• 30+ days: SFH 0.9% under, Condo 1.7% under (condo still trails, unlike SF and San Jose where it flips ahead)

EPA and Palo Alto have the widest SFH-Condo spreads (12-17 points), though EPA's condo sample is thin (n=2). San Mateo is the highest-volume city with a real gap: 31 SFH at 9.2% over vs. 19 condos at 1.4% under. Burlingame is the one city of size where condo modestly beats SFH (11.4% vs 7.1%, on just 2 condo closings). DOM tells the sharper story: East Palo Alto SFH close in 40 days, condos in 135; Redwood City and San Mateo condos both run 38+ days slower than SFH.

TL;DR: Peninsula SFH still wins on price, but the type gap is smaller than SF or East Bay. DOM is where the split really shows up.

Greater San Jose

298 SFH closings averaging 1.7% over list at 28 DOM. 137 Condo closings averaging 0.1% under list at 43 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 5.0% over list, Condo 2.3% over
• 14-30 days: SFH 0.6% under list, Condo 0.8% under (essentially flat, SFH narrowly ahead)
• 30+ days: SFH 2.5% under list, Condo 1.1% under (condo flips ahead, the only zone where this happens past 30 days)

Almaden Valley and Santa Clara have the widest gaps (8-12 points), Santa Clara at real scale (18 SFH at 7.9% over vs. 7 condos under list). Central San Jose and Rose Garden are the two areas where condo beats SFH outright, both on thin samples. Campbell, Evergreen, and Willow Glen show the sharpest DOM splits: SFH closing in 13-23 days vs. 69-89 for condos, though Campbell and Willow Glen's condo counts are single digits (Evergreen has more volume at 15).

TL;DR: San Jose is the only zone where condo pricing power overtakes SFH past 30 days. Elsewhere that's a thin-sample effect; here it shows up even at moderate volume.

North Bay

76 SFH closings averaging 0.3% under list at 46 DOM. 10 Condo closings averaging 1.9% under list at 66 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 1.1% over list, Condo 0.0% over*
• 14-30 days: SFH 1.8% over list, Condo 0.8% under*
• 30+ days: SFH 2.5% under list, Condo 2.5% under* (essentially identical)

*Condo sample across all three buckets is under 8 closings, directional only, not statistically reliable. Marin etc. are missing so the dataset is incomplete.

The condo sample is too thin zone-wide (10 total) to say much. On the SFH side, Vallejo carries most of the volume (26 closings, 3.2% over list) and is the one city with a real condo comparison (7 closings, 2.5% under). Fairfield (30 SFH, 3.2% under, 70 DOM) is the softest market of any real size in the dataset.

TL;DR: The North Bay sample is SFH-dominated and softer than every other zone this month, on both price and speed. Not enough condo volume yet to call a type gap here.

All of that said, as always I am happy to pull more local data for any areas you're interested in. Let me know what you'd like to see and check out the blog for more visuals + $/sqft breakdowns.

Hi folks, wanted to share some helpful real estate market stats to give you a picture of pricing trends in Oakland vs the rest of the East Bay.

I've done a few posts going into overall Bay Area (and LA) stats and I always get a lot of requests to break down individual cities on the neighborhood level. Feedback from the mods on my last crosspost was to keep it Oakland-specific, so are Oakland market stats. Use these averages to supplement historic comps & help guide your offer amount (or help you price your listing). Note: Data is pulled from MLS, analysis is done by our team, but the graphs are AI-generated.

If you want to see my other posts:

• Here are the Bay Area stats for June
• Here are the Bay Area stats for June broken down by Condos vs SFH

TL;DR - Oakland overall closed +12.5% over ask in June, but that's almost entirely SFH (SFH averaged +18% over ask, 33 days on market/DOM) while condos/townhomes barely moved (+0.9% over ask, 54 DOM). Two very different markets under one city label right now.

The longer a property is on market, the % it sells for over asking price decreases. Here's how much properties went for over/under their asking price, broken down by average days on market (DOM).

Rockridge/Piedmont Ave/Montclair

• <14 DOM: +38.1% (15 closings)
• 14-30 DOM: +11.8% (10)
• 30+ DOM: +5.0% (8)
• SFH vs. condo: leads fast (+39.8% vs +15.6%* condo)

33 closings. The hottest Oakland neighborhood in this dataset. Even the 30+ day bucket stays positive, the only neighborhood here where a stale listing still closes over ask.

TL;DR: barely cools off no matter how long a listing sits.

Temescal/Rockridge (South)

• <14 DOM: +19.2% (13 closings)
• 14-30 DOM: +20.6% (7)
• 30+ DOM: +1.5% (7)
• SFH vs. condo: leads fast (+34.6% vs +7.1%)

27 closings. Unusual shape here, the 14-30 day bucket actually runs a touch hotter than the fast bucket. SFH is clearly carrying the premium.

TL;DR: stays hot longer than most, condo buyers get more room than SFH buyers even early.

Redwood Heights/Laurel

• <14 DOM: +36.0% (17 closings)
• 14-30 DOM: +28.9% (4)
• 30+ DOM: -1.2% (6)
• SFH vs. condo: all-SFH in the fast/mid buckets, no condo volume to compare there

27 closings. Second-hottest fast-mover pocket in Oakland by volume (17 fast closings, more than any neighborhood except Rockridge/Montclair). Drops to slightly negative once stale.

TL;DR: nearly as hot as Rockridge fast, but loses that edge faster past 30 days.

Oakland Hills (East)/Eastmont

25 closings.

• <14 DOM: +5.8% (10 closings)
• 14-30 DOM: +11.3% (4)
• 30+ DOM: -1.9% (11, largest 30+ bucket in the dataset)
• SFH vs. condo: condo softest here of any neighborhood once stale (-7.6% with only 3 closes)

Coolest fast-mover premium of any Oakland neighborhood with real volume, and the most consistent negative pressure the longer a listing sits.

TL;DR: softest read in Oakland on listing speed, more room to negotiate than the hills-adjacent neighborhoods above.

San Antonio/Highland Park, Fruitvale, and the rest of Oakland's flatlands and outer neighborhoods

Grouped together here since each individually runs 9-19 closings, thinner samples but a consistent pattern.

• <14 DOM: roughly +10-24% across the group.
• 30+ DOM: mostly flat to negative, softest in San Antonio/Highland Park (-5.6%) and Emeryville border/Longfellow (-7.1%)
• SFH vs. condo: SFH leads fast almost everywhere in this group, West Oakland is the exception with condo and SFH both near flat

TL;DR: outside Oakland's hottest pockets, the pattern holds (fast beats slow) but the premiums are smaller and West Oakland barely moves regardless of days on market.

*Redwood Heights/Skyline, Coliseum/Elmhurst, Sobrante Park/Airport, and Downtown Oakland had too few closings per bucket to break out reliably this month.

Note that these are general groupings with several areas omitted to keep the post length down. Let me know if you'd like to see anything more in depth for a particular neighborhood or area. I'll be posting overall July stats in r/BayAreaRealEstate next month, if there is interest I can do a follow-up post for Oakland too.

Had a great discussion on this subject a couple of weeks ago and several folks asked for a similar breakdown showing the impact of the Condo (Condo/TH/TIC/Apt) market on overall market stats.

Here's the breakdown for Condo vs SFH split on listing price vs. actual closing price and average days on market. There's quite a bit of data, so I'm trying something a little bit different this week and hosting a blog post with more detailed analysis on our website for those of you who want to see more.

TL;DR: Under-14-day listings close at or above asking almost everywhere, 30+ day listings negotiate down 2-5%. SFH beats condo in the fast bucket in every zone, the gap narrows or flips past 30 days.

As a reminder, the graphs are AI-generated but the data is from MLS and the analysis is done by us + reviewed by one of our Realtors.

Westside

466 closings. Here's the % over list by DOM buckets.

• <14 days: +2.3% (156)
• 14-30: -0.5% (105)
• 30+: -5.0% (205, largest bucket)
• SFH vs. condo: leads fast (+3.2% vs +0.8%), converges once stale (-5.7% vs -4.1%)

Culver City, Westwood/Century City, and Marina Del Rey lead the fast-moving SFH pockets (+2.7-3.4%). Beverly Hills and Brentwood anchor the soft end (-4-5%), Beverly Hills condos average 90 DOM before closing -4.6%.

TL;DR: Speed premium in Culver City/Westwood, real negotiating room in Beverly Hills/Brentwood.

South Bay

308 closings. Here's the % over list by DOM buckets.

• <14 days: +2.9% (156, highest fast-mover share of any zone)
• 14-30: -1.1% (58)
• 30+: -2.7% (94, smallest stale discount in the dataset)
• SFH vs. condo: leads fast (+3.1% vs +1.4%), within a point of each other once stale

Hermosa Beach is the standout: +4.0% at 8.6 DOM, fastest turnaround in the dataset. Lomita and Lawndale also trade over ask. Palos Verdes Estates, Rancho Palos Verdes, and El Segundo are softest (-1-3%, 28-40 DOM).

TL;DR: Tightest fast-mover market in greater LA, but least to gain from waiting out a stale listing.

San Fernando Valley

696 closings, highest volume of any zone. Here's the % over list by DOM buckets.

• <14 days: +1.7% (291)
• 14-30: -0.3% (162)
• 30+: -2.4% (243)
• SFH vs. condo: track closely across all three buckets, less type divergence than the Westside

Valley Village, Northridge, and Sun Valley lead (+2.3-3.3%). Encino/Reseda condos and Calabasas SFH are softest (-2.8-3.1%).

TL;DR: Most balanced zone in greater LA, no luxury drag, no breakout neighborhood, just steady room past 30 days.

San Gabriel Valley / Pasadena

650 closings. Here's the % over list by DOM buckets.

• <14 days: +3.8% (278, strongest fast-mover premium of any zone)
• 14-30: +2.4% (155), the only zone still positive here
• 30+: -2.5% (217)
• SFH vs. condo: leads both fast buckets (+4.1%/+2.9% vs +1.4%/-0.4%)

San Marino is in its own tier: +13.3%, more than double any other neighborhood in the dataset, even at 35 DOM. Rosemead (+7.8%) and South Pasadena (+6.9%) round out the top 3. Covina, Diamond Bar, and Rosemead condos are softest (under -2%, 70-90 DOM).

TL;DR: most competitive zone in greater LA, San Marino is in a different universe entirely.

Central LA

262 closings, smallest zone by volume. Here's the % over list by DOM buckets.

• <14 days: +3.9% (76)
• 14-30: +5.7% (84), the strongest mid-range premium in the dataset, usually negative or flat elsewhere
• 30+: -3.4% (102)
• SFH vs. condo: SFH carries the upside; condo hits +5.1% in the 14-30 bucket on thin volume but drops to -5.9% past 30, the widest type gap of any zone once stale

Atwater Village leads at +12.7% (14.5 DOM), second only to San Marino greater LA-wide. Eagle Rock (+7.5%) and Silver Lake/Echo Park (+6.0%) confirm the eastside corridor is hot. Downtown LA condos are the clear laggard, -5.3% at 81.6 DOM.

TL;DR: eastside corridor (Atwater, Eagle Rock, Silver Lake) is greater LA's second-hottest pocket after San Marino. Downtown LA condos remain the weak spot.

Same pattern across all 5 zones: fast listings close at or above ask, 30+ day listings negotiate down 2-6%.

San Gabriel Valley/Pasadena is the strongest overall (positive through 30 days), Central LA has the widest SFH/condo gap once stale. San Marino and Atwater Village remain the two standout neighborhoods in the dataset.

Again, make sure to check out the blog post/article on the website if you want to see some more detailed analysis and visuals. As always let me know if you want neighborhood level breakdowns for any particular city or area.

I'll be back next month with July stats!

Posted this earlier but took it down shortly afterwards bc some of the graphs were tiny and hard to read on mobile. Still a bit cramped but should be easier on the eyes! (East Bay is still a bit snug, sorry)

Anyway! Note that my North Bay MLS access is still spotty so I don't have complete data for Marin, Sonoma etc.

Had a great discussion last week on this subject, and I got a lot of requests to break the last post down by property type. I promised I would share a followup this week, so here's SFH vs. Condo/Townhouse June 2026 closed sales. ("Condo" = Condo/TIC etc.)

TLDR for the whole post: SFH beats Condo in the 'under-14' and '14-30 day' buckets in every zone, no exceptions. Gap narrows the longer a listing sits, and flips slightly past 30 days in SF and San Jose.

San Francisco

224 SFH closings averaging 26.8% over list at 18 DOM. 239 Condo closings averaging 7.1% over list at 36 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 33.6% over list, Condo 16.4% over
• 14-30 days: SFH 21.0% over, Condo 8.5% over
• 30+ days: SFH 2.7% under, Condo 1.4% under (the one bucket where condo edges ahead)

West side (Marina, Haight Ashbury, Corona Heights, Potrero Hill) has the widest gaps, 25-40 points. Downtown/SoMa/Nob Hill condos stay soft, same as last time.

Speed follows the same split. Inner Mission and Eureka Valley/Dolores Heights both close SFH in 8-11 days but condos in the same neighborhoods sit 24-26 days. Pacific Heights is the exception: SFH there actually sits 37 days average, slower than its own condos at 23.

TL;DR: SF's divide is type, not just geography. Budget up for west side SFH, negotiate on condos almost anywhere.

East Bay

1,426 SFH closings averaging 5.8% over list at 31 DOM. 377 Condo closings averaging 0.2% over list at 37 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 9.9% over list, Condo 2.8% over
• 14-30 days: SFH 6.2% over, Condo 0.2% over (essentially flat)
• 30+ days: SFH 1.6% under, Condo 2.1% under (SFH still edges out condo even in negative territory)

Berkeley, El Cerrito, Piedmont, and Albany show it hardest: SFH 20+ points over, condo flat or negative.

Hercules has the widest DOM split of any market in this dataset: SFH averages 8 days, condo 77. Lafayette and Hayward aren't far behind, condo sits 45-50+ days slower than SFH in both.

TL;DR: Condo buyers have real negotiating room almost everywhere except Oakland.

Peninsula

272 SFH closings averaging 7.7% over list at 18 DOM. 78 Condo/TH closings averaging 0.2% over list at 36 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 10.9% over list, Condo 2.5% over
• 14-30 days: SFH 3.9% over, Condo 0.6% over
• 30+ days: SFH 1.4% under, Condo 1.7% under

San Bruno, San Mateo, and Palo Alto have the widest gaps, SFH 8-13 points ahead.

San Bruno SFH moves in 13 days, its condos take 57. South San Francisco and Daly City show the same shape, SFH under 3 weeks, condo 6-8 weeks. Palo Alto is the outlier, condo (17 days) almost keeps pace with SFH (16).

TL;DR: Same pattern, smaller scale. Condo trades at or under list even in hot SFH markets like Palo Alto.

Greater San Jose

455 SFH closings averaging 2.6% over list at 22 DOM. 176 Condo closings averaging roughly flat at 36 DOM.

Days on Market vs. +/- List %:

• Under 14 days: SFH 5.4% over list, Condo 3.5% over
• 14-30 days: SFH 0.7% over, Condo 0.7% under
• 30+ days: SFH 2.9% under, Condo 2.4% under (condo edges ahead again, like in SF)

Narrowest gap of the 4 zones. Sunnyvale widest split (SFH 6.6%, condo 1.0%); Mountain View condo (3.2%) keeps pace with SFH (6.6%).

Cupertino has the widest DOM gap here, SFH in 20 days vs. condo in 42, even though the price gap is modest. Los Gatos flips the pattern entirely: condo (24 days) actually moves faster than SFH (38).

TL;DR: Most balanced zone, less premium to escape, less urgency either way.

___

All of that said, as always I am happy to pull more local data for any areas you're interested in. We can also check the $/sqft changes over the last 90 days for any given market, also for SFH vs Condo split.

Let me know what you'd like to see.

Good morning r/losangelesrealestate! We shared some potentially useful market data in r/bayarearealestate this week that got a really great discussion going, and I thought folks might be interested in seeing the data for the greater LA market too. Rather than comps, this is focused on a narrower cross-section of data: how much over (or under) list homes are selling, and how fast.

Many LA markets share similarity with Bay Area markets as far as having extremely limited inventory that is driving up the price for desirable turnkey SFH listings. None of these findings should come as a huge surprise but these averages may help inform your offer strategy or listing price as a supplement for historic comps.

Full disclosure, the images/charts are AI generated. The data is pulled from MLS and the analysis is done by us.

Westside | 517 sales, $1.42B volume, $1.73M median, 42 avg DOM

Culver City and Palms/Mar Vista are the only pockets still trading over list, both under 3%. Malibu and Beverly Hills are the drag, both down more than 5% from list with DOM over 50 days. This is the most bifurcated zone in greater LA, fast mid-market vs slow luxury.

• <14 days (33.7% of sales): avg 2.0% over list
• 14-30 days (22.8%): avg 0.6% under list
• 30+ days (43.5%): avg 4.7% under list

San Fernando Valley | 768 sales, $1.07B volume, $1.08M median, 34 avg DOM

Biggest volume of any zone. Northridge, Sun Valley, and Van Nuys are the hottest submarkets, all over list. Encino and Calabasas are the softest, both over 2% under. Woodland Hills had the most transactions at 98.

• <14 days (40.9%): avg 1.5% over list
• 14-30 days (23.3%): avg 0.4% under list
• 30+ days (35.8%): avg 2.4% under list

San Gabriel Valley / Pasadena | 745 sales, $0.86B volume, $890k median, 34 avg DOM

Most competitive zone in the dataset. San Marino is in its own tier at 13.3% over list, South Pasadena and Rosemead follow well behind at 7.8% and 5.0%. Pasadena itself, the highest-volume city at 176 sales, is a modest 1.6% over.

• <14 days (42.7%): avg 3.5% over list
• 14-30 days (23.2%): avg 2.0% over list
• 30+ days (34.1%): avg 2.4% under list

South Bay | 371 sales, $0.63B volume, $1.30M median, 29 avg DOM

Highest share of quick sales anywhere in LA, half of everything closes under 14 days. Hermosa Beach leads at 2.6% over list with just 15 DOM. El Segundo and the Palos Verdes cities are the softest, all over 1% under.

• <14 days (49.9%): avg 2.4% over list
• 14-30 days (19.7%): avg 1.2% under list
• 30+ days (30.5%): avg 2.7% under list

Central LA | 334 sales, $0.45B volume, $1.05M median, 42 avg DOM

Smallest zone by volume but the eastside corridor is on fire. Atwater Village is the second-highest premium in all of greater LA at 11.2% over list, with Eagle Rock, Mount Washington, and Silver Lake/Echo Park all solidly over too. Downtown LA is the clear laggard, down 4.3% with a 76-day average DOM.

• <14 days (28.7%): avg 4.1% over list
• 14-30 days (31.1%): avg 4.5% over list
• 30+ days (40.1%): avg 3.1% under list

Data: MLS (theclaw + crmls feeds), 2,735 June closings across these 5 zones.

I included an extra chart showing overall $/sqft across two 3-month rolling periods to determine average 90-day comps for $/sqft - so you can compare % over list with the increase/decrease. That should help account for outliers and properties being intentionally listed under market to drive bidding.

Let me know if there's other data you'd like to see, maybe a breakdown by neighborhood or by zip for any of the above markets.

Looks like this is a hot topic today! Funny enough, wrote this up yesterday to share this morning.

Wanted to share some potentially useful market data that provides value to this community and homebuyers in the Bay Area, hopefully on a quarterly or monthly basis to highlight changes and trends.

To keep this informative and useful, we have a few priorities. Other community members (shout out ShopProp!) have been doing really good stuff with their monthly market updates and I don't want to try and steal their thunder. I'd like to examine a narrower cross section of data & highlight some trends that will hopefully help you stay informed on market changes month over month.

What data are we looking at?
Since historic comps often don't provide enough context in fast-paced markets like SF, this data should supplement the comps provided by your agent and hopefully better inform your negotiations during counters: Average % over (or under) list vs. how many days a home sits on market compared with average % over (or under) list in each city or area.

Worth noting North Bay (sonoma, marin etc.) is omitted because our data for that market is incomplete but that should be fixed in future iterations. Full disclosure, the tables above are AI generated but the data is pulled directly from the MLS and the analysis is done by us. The post is also hand-written, for what that's worth.

San Francisco

527 closed sales in June, $1.10B in volume, median $1.60M. Average DOM was 31 days.  Volume down 6.5% and median down 5.9% from May, though the Average DOM was the same as in May.

Days on Market vs. +/- List %

• <14 days: 39.5% of sales, averaging 20.8% over list
• 14-30 days: 30.0% of sales, averaging 12.5% over list
• 30+ days: 30.6% of sales, averaging 1.9% under asking

If it doesn't move in the first 2 weeks, price expectations reset. Big drop-off after day 30.

Neighborhood level, the west side is on fire. Inner Sunset, Outer Richmond, Bernal Heights, Miraloma all showing 20-30%+ over list averages. East side (Downtown, Yerba Buena, SoMa) is soft, closing under list. 

TL;DR: SF is bimodal. West side SFH inventory is bidding war territory. Downtown/SoMa condo stock is buyer's market. If you're competing on the west side, budget for 15-25% over list on properties priced right (priced right means $/sqft is similar to historic comps). Downtown condos, take your time, ask for credits, offer at or below list.

East Bay

1,788 closed sales, $2.08B in volume, median $950k. Average DOM 34 days, up 2.5 days from May. Biggest and most varied market in the Bay.

Days on Market vs. +/- List %

• <14 days: 42.6% of sales, averaging 6.3% over list
• 14-30 days: 24.9% of sales, averaging 3.7% over list
• 30+ days: 32.5% of sales, averaging 2.4% under asking

Softer than SF or Peninsula on ratios but still a market where fast-moving stock gets a premium.

Piedmont, Berkeley, El Cerrito, Albany all averaging 15-20%+ over list. Tri-Valley (Dublin, Pleasanton, San Ramon) closer to flat. Outer East Bay (Antioch, Pittsburg, Brentwood) closing under list. Richmond had the highest volume with 341 closings this month.

TL;DR: Inner East Bay near BART with good schools is competitive. Outer suburbs and Tri-Valley have leverage swinging back to buyers.

Piedmont/Berkeley/Rockridge properties, expect competition, price in 10-15% 30-40% over list on turnkey stock. Tri-Valley and outer, offers at or slightly under list are landing.

Peninsula

Volume down 8.8% and median down 5.4% from May. Average DOM 22 days, the fastest market in the Bay. (1.5 fewer Average DOM than in May). So less homes sold, for overall less on average, but slightly faster.

Days on Market vs. +/- List %

• <14 days: 58.1% of sales, averaging 9.7% over list
• 14-30 days: 19.6% of sales, averaging 3.3% over list
• 30+ days: 22.3% of sales, averaging 1.9% under asking

58% of Peninsula homes going pending in under 2 weeks is a stat. Fastest velocity in the region. Inventory is tight + pricy, this makes sense.

The affordable north Peninsula is the most competitive. Daly City averaging 10.6% over list with high volume. South San Francisco, San Bruno, Millbrae all following. Mid Peninsula (Burlingame, San Mateo) steady. Palo Alto and Menlo Park are lower % over on absolute terms because list prices already reflect the demand.

TL;DR: Peninsula is the tightest market in the Bay right now. Under-$2M stock is bidding war territory across the board.

If you're in the $1M-$2M Peninsula range, come with your best offer on day 1. Waiting a week means someone else is in contract. Offer strategy needs to assume multiple offers.

San Jose

647 closed sales, $1.15B in volume, median $1.50M. Average DOM 29 days, up 4.4 days from May.

Days on Market vs. +/- List %

• <14 days: 47.0% of sales, averaging 4.8% over list
• 14-30 days: 23.5% of sales, averaging 0.3% over list
• 30+ days: 29.5% of sales, averaging 3.1% under asking

Softest of the four main markets. Even fast-moving properties barely breaking above list.

Cupertino the highest at 4% over list. Half of the cities in the market averaging under list.

TL;DR: Greater San Jose was the coolest market in the Bay. Buyers have real leverage here, especially on properties past day 14.

Don't panic-buy at list. Watch DOM closely, anything past 3 weeks is negotiable. Ask for credits, ask for repairs, ask for closing costs. A lot of sellers here are ready to make a deal.

_

All of that said, if you made it this far I appreciate the read and let me be the first to say that I understand this isn’t exactly rocket science; if you have been trying to buy or sell in this market you already know most of the above. But hopefully the breakdown helps you make a more informed offer (or price your listing accordingly).

If you want to see any particular stats, maybe a breakdown by zip code or neighborhood instead of city, let me know. 

Cross-posted a thread we shared in r/sanfrancisco yesterday but the post got taken down and therefore the crosspost in this sub doesn't display anymore. So full disclosure, doing my best to rephrase here and keep it short & sweet as the point is not to plug our brokerage or generate leads. No purchase necessary, and any info you share will not be used to send you spam or shared with anyone outside of our team.

There are some social features baked in for sharing if you choose to do so, but you can participate without sharing anything or inviting anyone to play, and still be eligible for raffle drawing. That said:

I'm sure many of you have seen the recent SF listings that went for $1M+ over asking. In SF last month, 88% of homes sold over the list price.

Given how wildly unpredictable the market is, the dev team whipped up a neat little web app. It's a prediction game, shows 5 listings a day and gives you a few price ranges to select for & predict what the listings will sell for. The more accurate guesses you make, the higher you place on the leaderboard. Kinda like Polymarket meets SF housing.

The leaderboard is for fun, and for raffle drawings: top 100 get entered into a raffle for a pair of tickets to an upcoming World Cup match, top 1000 get entered into a raffle for a $500 Amazon gift card (5 total) and top 2500 get entered into a raffle for a $50 Amazon gift card (20 winners total)

You can access the minigame here, or via the SF Standard Games section.

Would love to hear any feedback, good or bad - and I'm happy to share suggestions with our team. No stranger to strong opinions on Reddit so by all means don't pull any punches.

Best Value Properties

1. 319 Tappan Terrace, Orinda — $1,995,000

https://www.zillow.com/homedetails/319-Tappan-Ter-Orinda-CA-94563/18476930_zpid/
5 bed / 5 bath · 4,200 sqft · 1.02-acre lot · Built 1988 · Listed Apr 29 (MLS 41132832)
At $475/sqft against an Orinda SFR median of $834/sqft, you're getting a 4,200 sqft architect-designed Sleepy Hollow home (Jong & Jong) on a 1-acre lot — more than 2× the city median lot — with a private hot tub, multiple terraces, and reservoir views. Just-listed at a 43% $/sqft discount in one of the Bay Area's tightest school-districts. This'll go quick.

2. 1516 Pleasant Hill Road, Lafayette — $2,000,000

https://www.zillow.com/homedetails/1516-Pleasant-Hill-Rd-Lafayette-CA-94549/328636922_zpid/
6 bed / 6 bath · 4,356 sqft · 0.63-acre lot · Built 2020 · Listed Apr 30 (MLS 41132690)
At $459/sqft vs. a Lafayette SFR median of $830/sqft, this is a 6-year-old 4,356 sqft home with a fully separate 2-bed/1.5-bath ADU — newer construction at nearly half the city's $/sqft is essentially unheard of in Lafayette. The seller's story (bought in 2024 from Colorado, never moved in) and 5 minutes to BART make this the rare combination of newness, size, multigenerational layout, and below-median pricing.

3. 130 Montair Drive, Danville — $2,795,000

https://www.zillow.com/homedetails/130-Montair-Dr-Danville-CA-94526/18431738_zpid/
5 bed / 4 bath · 4,600 sqft · 1.69-acre lot · Built 1968 · Listed Apr 30 (MLS 41132940)
At $608/sqft vs. Danville's SFR median of $785/sqft (n=29), this Westside Danville custom estate has a lot that's more than 2× the city median, plus genuine recent updates — new quartz counters, new SubZero, new flooring, fresh paint — so the 22% $/sqft discount isn't just compensation for deferred maintenance. Just-listed in a top school district with completed updates is a common setup for closing at or above ask within two weeks.

3 Worst Value Properties

1. 1693 Higgins Way, Pacifica — $12,000,000

https://www.zillow.com/homedetails/1693-Higgins-Way-Pacifica-CA-94044/181368679_zpid/
5 bed / 6 bath · 4,520 sqft · 0.49-acre lot · Built 2026 (under construction) · Listed Apr 29 (MLS ML82045031)
At $2,655/sqft vs. a Pacifica SFR median of $833/sqft, this is asking 3.2× the city's median for a still-under-construction home in a coastal town where comparable finished oceanfront luxury homes routinely trade in the $4–6M range. Pacifica simply doesn't have the school district, scarcity, or trophy-buyer pool to support Atherton/Hillsborough $/sqft, and the listing's "buy early to lock in preferred pricing" framing is a tell that the developer knows the market needs to be talked into this number.

2. 204 Roosevelt Boulevard, Half Moon Bay — $5,200,000

https://www.zillow.com/homedetails/204-Roosevelt-Blvd-Half-Moon-Bay-CA-94019/15553832_zpid/
4 bed / 4 bath · 3,020 sqft · 5,000 sqft lot · Built 1973 · Listed Apr 30 (MLS ML82045320)
At $1,722/sqft vs. a Half Moon Bay SFR median of $823/sqft, the price runs 2.1× the market on a 53-year-old home with a below-median lot size — the seller is asking buyers to pay essentially all of the premium for the oceanfront view. Worth noting: Zillow's own Zestimate on this property is $1.93M — roughly 37% of the asking price — which underscores how disconnected the list price is from any reasonable valuation model. Still, I personally think it's a gorgeous home.

3. 1515 Union Street #4B, San Francisco — $2,650,000

https://www.zillow.com/b/1515-union-st-san-francisco-ca-BgcHNf/ 
2 bed / 2 bath · 1,247 sqft · Built 2020 · Listed Apr 28 (MLS 426125930)
At $2,125/sqft vs. an SF condo median of $1,044/sqft (n=168) — exactly 2× the market — this is asking trophy-level $/sqft for a 1,247 sqft 2-bedroom in a market where Pacific Heights single-family homes can be had at lower $/sqft. The Golden Gate Bridge view and Union House boutique-building positioning don't bridge a $1,000+/sqft premium when Cow Hollow comps for similar-size new-build 2-bedroom condos are sitting in the $1,400–1,700/sqft range.