Pacific Heights hasn't moved this fast in years. Homes are going for more per square foot than we've seen since 2015, and they're barely sitting on the market before they're gone. If you're thinking about buying or selling here, the timing question isn't hypothetical anymore. It's happening right now.
Key Takeaways
- Price per square foot is at $1,313 this year, up from $1,283 last year and $1,206 in 2024.
- Homes are selling in about 12 days, down from 22 a year ago.
- More than half of all sales, 53%, are going over asking, up from 36% the year before.
- The $3M–$6M range is the tightest of all: homes there sell in about 10 days and routinely go for nearly 7% over asking.
What's a Home in Pacific Heights Actually Going For Right Now?
The median sale price in the neighborhood right now is $2.2 million, up from $2.1 million last year. But price alone can be misleading: one big mansion sale can swing that number around more than you'd think. Price per square foot is the more honest read, and it's climbing, up to $1,313 this year, the highest we've seen in over a decade.
How Fast Are Homes Actually Moving?
Twelve days. That's how long a home in Pacific Heights typically sits before it's under contract right now, down from 22 days a year ago, practically cut in half.
And it's not just speed. More than half of sales, 53%, are closing above asking, up from 36% the year before. A well-priced home isn't just selling fast these days. It's often selling for more than the seller ever asked for.
Which Price Range Is the Most Competitive?
Not all of Pacific Heights is moving at the same pace. Break it down by price and the $3M–$6M range is clearly the hottest: homes there sell in about 10 days, with buyers paying nearly 7% over asking on average. Compare that to homes under $1.5 million, which take closer to 19 days and sell right around list price.
Price tier | Median days on market | Median sale-to-list |
|---|---|---|
Under $1.5M | 19 | 100.4% |
$1.5M–$3M | 13 | 102.1% |
$3M–$6M | 10 | 106.8% |
$6M+ | 13 | 100.0% |
We haven't seen this kind of price-tier breakdown published anywhere else for Pacific Heights, and it matters: a $4.5 million listing and a $1.2 million listing three blocks apart are playing in completely different markets.
Condo or Single-Family, Where's the Real Value?
Condos make up about two-thirds of what's selling in Pacific Heights right now. But that volume doesn't mean condos are where the real money moves. Single-family homes go for about $1,671 a square foot, roughly a third more than condos at $1,241, and they're not sitting around waiting either. Both move in about 12 days.
Co-ops are the exception. Only 19 sold this past year, and it took over a month on average, more than triple the pace of everything else. That's less about weak demand and more about how few people are looking to buy into a co-op board in the first place.
Property type | Median price | Median $/sqft | Median days on market |
|---|---|---|---|
Single family | $7,250,000 | $1,671 | 12 |
Condo | $1,600,000 | $1,241 | 13 |
Co-op | $3,750,000 | $1,476 | 38 |
TIC | $1,258,000 | $1,178 | 24 |
What Does This Actually Look Like in Real Life?
Take 2830 Pacific Ave. It sat on the market for nearly a year after listing in April 2025, then closed this past April for its full $27.5 million asking price. No discount, no negotiating down.
That's the part people miss about a "fast" market: patience still wins at the very top. A seller with the right home and the right price can wait out a slow stretch and still get exactly what they asked for. Speed isn't spread evenly across the neighborhood. It's concentrated right in that $3M–$6M sweet spot.
Is Now a Good Time to Buy or Sell in Pacific Heights?
Honestly, it depends on where you're shopping. If you're selling in the $3M–$6M range, conditions are about as good as they get: fast sales, real competition, offers coming in over asking. Buyers in that range need to move quickly and come prepared.
Under $1.5 million, things are calmer. Homes there are taking closer to three weeks and selling right around list price, so buyers have more breathing room than the "hot market" headlines might suggest.
Frequently Asked Questions
What's the median home price in Pacific Heights right now?
It's $2.2 million so far this year, up from $2.1 million in 2025.
How long does it take to sell a home in Pacific Heights?
About 12 days right now, down from 22 days a year ago. Homes in the $3M–$6M range go even faster, closer to 10 days.
Are homes selling over asking price in Pacific Heights?
Yes, 53% of homes sold above asking over the past year, up from 36% the year before.
Is it more expensive to buy a condo or a single-family home in Pacific Heights?
Single-family homes run about $1,671 a square foot, roughly a third more than condos at $1,241. Condos make up most of what's selling, about two-thirds of the market.
The Bottom Line
Pacific Heights hasn't been this competitive in years, and it's not spread evenly. The middle of the market, roughly $3M to $6M, is where the real action is. Condos are what's moving in volume, single-family homes carry the price premium, and if you're thinking about buying or selling, the price range you're in matters more than any neighborhood-wide number.
Want to talk through what this means for your own timeline? Get in touch.
Data is current as of July 16, 2026. Closed sales are subject to revision as new transactions are recorded, and figures may change in future updates. All information is deemed reliable but not guaranteed, and should not be relied on as investment, financial, or legal advice.
Kevin Gueco, CA DRE# 01461677 | Nini Gueco, CA DRE# 01908351