Updated October 16, 2026. Data through September 30, 2026.
Are Pacific Heights homes selling above asking price?
Yes, both condos and single-family houses, and far more often than a year ago. From October 2025 through September 2026, 63% of the 169 condos that sold in Pacific Heights closed above asking price, up from 40% in the 12 months before. Among the 56 single-family houses, 55% did, up from 23%. The typical condo went under contract in 12 days, down from 18.
Here's what we're seeing: competition rose in both segments, and the data supports that more firmly than it supports any change in median price. This update covers the Pacific Heights area, using San Francisco Association of REALTORS (SFAR) MLS sales through September 30, 2026. We never blend the two property types, because they sell at very different prices.
What do the latest Pacific Heights numbers show?
Over the last 12 months, both condos and houses sold with less negotiation than the year before. For comparison with the wider city, see our San Francisco market update.
Pacific Heights condos and single-family houses, trailing 12 months through September 2026, compared with the 12 months before. | ||||
Measure | Condos (now) | Condos (a year ago) | Houses (now) | Houses (a year ago) |
|---|---|---|---|---|
Closed sales | 169 | 156 | 56 | 52 |
Sold above asking | 63% (107 of 169) | 40% (63 of 156) | 55% (31 of 56) | 23% (12 of 52) |
Median days to contract | 12 | 18 | 12 | 14 |
Sales that needed a price cut | 10% (17 of 169) | 20% (31 of 156) | 9% (5 of 56) | 15% (8 of 52) |
Median price per sq ft | $1,268 | $1,178 | $1,729 | $1,588 |
Median sale price | $1,655,000 | $1,600,000 | $7,801,875 | $6,000,000 |
July through September 2026 versus the same months of 2025:
- Condos sold above asking: 70% (28 of 40), up from 38% (9 of 24)
- Condo days to contract: 10, down from 24.5
- Condo price per sq ft: $1,401, up from $1,156
- Condo new listings and contracts: 43 new listings (38 a year earlier) and 38 condos under contract (27)
- House new listings and contracts: 12 new listings (16 a year earlier) and 10 houses under contract (13)
September on its own: 12 condos sold, with a median price of $1,727,500 and 13 days to contract, and 6 houses sold, with a median of $7,659,375. Those are small numbers, and July through September had only 9 house sales (against 12 a year earlier), so for houses we use the 12-month and 6-month views.
What changed in the Pacific Heights condo market?
Competition and speed changed in ways the numbers can support. Over 12 months, the share of condos sold above asking rose 23 points, and our statistical check puts that gain between about 12 and 33 points. Median days to contract fell from 18 to 12, with a plausible range of about 2 to 16 days faster. Over the last three months the above-asking jump was 32 points (38% to 70%), and 0 of the 40 condos sold needed a price cut.
Price per square foot is firmer than median price. It rose about 8% over 12 months ($1,178 to $1,268), with a plausible range of roughly 0% to 16%, and about 11% over six months ($1,160 to $1,287), with a range of 1% to 22%.
The 12-month median condo sale price rose 3%, from $1.60 million to $1.655 million, but it could plausibly sit anywhere from about 12% lower to 22% higher. One reason is mix: one-bedroom condos made up 29% of sales, up from 18%, while three-bedroom condos, which sell for a median of $3.07 million, were about a third of sales in both years.
In plain terms, the condo market got more competitive and a little more expensive per square foot, while the headline median moved far less.
We can check this another way. In the 10 years of data we track, 75 Pacific Heights condos have sold twice. The median gain between those sales was 13%, over a median of 5.2 years. That's a sanity check on long-run direction, not a forecast, and it fits a market that is firm rather than running away.
Where the gains were. Condos in buildings from 1988 or earlier, which were 145 of the 169 sales, rose about 9% per square foot ($1,160 to $1,267), and the range of roughly 4% to 17% stays above zero. Three-bedroom condos rose about 15% ($1,300 to $1,496) and two-bedroom condos about 7% ($1,160 to $1,240), but those ranges include zero, so we treat them as directions. Newer buildings were about flat ($1,349 to $1,376) on only 13 sales a year ago.
Competition rose at every price level, and was lightest at the bottom. Condos under $1.2 million (38 sales) sold above asking 53% of the time, up from 39%, and took a median of 23.5 days to contract. From $1.2 million to $1.65 million (45 sales), 64% sold above asking in 11 days. From $1.65 million to $2.85 million (43 sales), 65% did in 11 days, and above $2.85 million (43 sales), 70% did in 9 days.
What changed in the Pacific Heights single-family market?
Competition is the finding the data supports; price is not. The share of houses sold above asking rose from 23% to 55% over 12 months, with a plausible range of 14 to 49 points, and from 22% to 65% over six months. Every 2026 quarter so far had at least 58% of houses selling above asking, against 43% or less in each of the nine quarters before. Only 9% of houses sold after a price cut, down from 15%.
The 12-month median sale price rose 30%, from $6.00 million to $7.80 million, but it could plausibly sit anywhere from about 6% lower to 57% higher. With 56 sales a year, and homes ranging from about $2.6 million to $27.5 million, a few large sales can move a median this far. Price per square foot rose about 9% over 12 months ($1,588 to $1,729) and about 22% over six months ($1,604 to $1,961), but both ranges include zero, so we call them directions. Median days to contract was 12, against 14, which is also too small a change to call.
The third quarter was the strongest. The share of houses sold above asking was 78% (7 of 9) in July through September, up from 33% (4 of 12) a year earlier. With 9 sales we wouldn't lean on that one number, but it points the same way as the 12-month figure. In 16 repeat sales over the decade, the median gain between sales was 26%, over 5.4 years.
Competition was strongest below $6 million. Among houses under $6 million (14 sales, median $4.27 million), 79% sold above asking, up from 36%, in a median of 10 days.
Between $6 million and $9.95 million, roughly 53% to 54% did (15 and 13 sales), up from about 9% to 12%. Above $9.95 million (14 sales, median $15.6 million), 36% did, and the typical house took 21.5 days to contract. Buyers at the very top still have the most room to negotiate.
Is Pacific Heights a buyer's or seller's market?
Right now it's a seller's market for both property types. Months of supply, meaning how long current listings would last at the recent sales pace, was 0.9 for Pacific Heights condos and 1.7 for houses in September 2026 (based on the average of the last three months of sales). At month end, 12 condos and 5 houses were on the market. We count active and contingent listings, where an offer is accepted but conditions haven't cleared. Under 3 months favors sellers, 3 to 6 is balanced, and over 6 favors buyers.
The two histories differ. Over the last 60 months, Pacific Heights condos were a seller's market in 55 and balanced in 5, so a tight market is the norm. Houses were a seller's market in 19, balanced in 24 and a buyer's market in 17, with a peak of 13.5 months of supply in November 2023 and the last buyer's-market month in September 2024. For houses, the turn since then has been quick.
Pacific Heights condos
Pacific Heights single-family homes
Are Pacific Heights prices at a record?
For houses, yes, within the 10 years we track. For condos, no. The 12-month median house price of $7.80 million is the highest in our 10-year window: 35% above September 2016 ($5.80 million), about 3.0% a year before inflation, and 34% above the 10-year average of $5.82 million. Price per square foot is up 16% over the decade, from $1,495 to $1,729, a much smaller gain than the median shows, which is why we use both. We can't say it's the highest ever, only the highest in this window.
The 12-month median condo price of $1.655 million is 17% above September 2016 ($1.418 million), about 1.6% a year before inflation, and 8% above the 10-year average of $1.535 million. It is still 3% below the March 2024 peak of $1.708 million, and price per square foot ($1,268) is about 9% above September 2016. The condo median fell to $1.449 million in May 2023 and has since risen 14%, so it's a steady climb, not a record.
This is also why a blended Pacific Heights "median" can mislead: it would describe neither a $1.66 million condo nor a $7.8 million house. We keep the types separate.
What does this mean for Pacific Heights buyers and sellers?
If you're buying a Pacific Heights condo
Our recommendation is to get pre-approved and set your maximum offer before you tour, because 63% of condos sold above asking. Our buying process walks through each step.
- Expect competition at every price. Above-asking sales ranged from 53% to 70% across the four price tiers.
- Look under $1.2 million for the most room to negotiate. Those condos took a median of 23.5 days to contract, against 9 to 11 days above $1.2 million.
- Look for the listings that have sat. Of the 11 condos on the market in mid-October, 2 had been listed 60 days or more and 1 had cut its price.
If you're buying a Pacific Heights house
Our recommendation is to be ready to offer before you tour, because 55% of houses sold above asking and the share was higher in every 2026 quarter than in any of the nine before it.
- Plan to compete below $6 million. 79% of houses in that tier sold above asking, in a median of 10 days.
- Expect more room above $9.95 million. 36% sold above asking and the typical house took 21.5 days to contract.
- Expect a thin selection. There were 3 houses on the market in mid-October, with a median list price of $25 million, and none had cut its price.
- Talk to a lender about rate locks and buydowns now. Freddie Mac's 30-year fixed average was 7.40% on October 15, 2026, up from 6.27% a year earlier.
If you're selling in Pacific Heights
The goal is to launch fully prepared at a price grounded in current sales, not last year's. Our selling process covers preparation and timing, and you can start with a free home valuation.
- Price from current comps. Condos that sold from July through September 2026 had a median of $1,401 per square foot, versus $1,156 a year earlier; for houses we use the 12-month figure of $1,729 per square foot, up from $1,588. Median price can swing with the mix of homes sold, so we compare on price per square foot.
- Mind the calendar. Over the last 10 years, April, May and June were each about 10% to 11% of condo sales, and January had only 5%. Condos that closed in January had a median of 51 days on market and December closings 37, versus 12 to 21 in most other months. Our recommendation is to list in the next few weeks if you want to sell this year, because condos that closed in December and January took noticeably longer to go under contract. For the citywide picture, see our guide to the best time to sell a home in San Francisco.
- Prepare before you list. With a median of 12 days to contract for both condos and houses, buyers decide fast, so photos, disclosures and pre-inspections should be done before launch.
What should you watch in the Pacific Heights market this fall?
Here's the line between what we've measured and what we haven't. For condos, the rise in above-asking sales, the faster days to contract and the rise in price per square foot are statistically reliable. For houses, the rise in above-asking sales is. The changes in median price, in any single quarter, and in most segments could simply reflect which homes happened to sell, so we don't lead with them.
What we haven't measured is how 7.40% mortgage rates will affect buyers. Sales close weeks after a contract is signed, so September's closings mostly reflect offers made before the latest rate readings. October and November closings will be the first to show whether buyers respond. We're watching three things:
- Homes going under contract (the leading indicator). 38 condos and 10 houses went under contract from July through September, compared with 27 and 13 a year earlier. A drop in condo contracts would show up here first, and house contracts are already lower.
- New listings versus inventory. New listings were 43 for condos and 12 for houses, against 38 and 16 a year earlier, and 12 condos and 5 houses were on the market at the end of September. More listings would loosen supply.
- Sale-to-list ratio. The typical condo sold for 105% of its list price over 12 months, up from 100%, and the typical house for 102%, up from 98%. A fall toward 100% would signal buyers pushing back.
Thinking about a move this fall? Let's look at the data for your home, not the neighborhood headline. Contact our team and we'll send you a short read on your property. You can also browse all of our Bay Area market updates, or visit Kinoko Real Estate.
Pacific Heights real estate market FAQ
How much does a home cost in Pacific Heights?
In the 12 months through September 2026, the median Pacific Heights condo sold for $1.655 million, or $1,268 per square foot, across 169 sales. The median single-family house sold for $7.80 million, or $1,729 per square foot, across 56 sales. Source: Kinoko analysis of SFAR MLS data; below-market-rate units are excluded.
How long does it take to sell a home in Pacific Heights?
The typical Pacific Heights condo went under contract 12 days after listing in the 12 months through September 2026, down from 18 a year earlier. The typical single-family house also took 12 days, down from 14. In July through September 2026, condos took a median of 10 days.
Do Pacific Heights homes sell above asking price?
Yes, more often than a year ago. From October 2025 through September 2026, 63% of Pacific Heights condos (107 of 169) sold above asking price, up from 40%, and 55% of single-family houses (31 of 56) did, up from 23%. In July through September 2026, 70% of condos did.
Is Pacific Heights a buyer's or seller's market?
It's a seller's market for both. In September 2026, Pacific Heights condos had 0.9 months of supply and single-family houses had 1.7, both under 3 months. Condos were a seller's market in 55 of the last 60 months, while houses were a buyer's market in 17, so the house shift is recent.
Sources
- Kinoko Real Estate analysis of San Francisco Association of Realtors (SFAR) MLS data, Pacific Heights condominiums and single-family homes, through September 30, 2026. Retrieved October 16, 2026.
- Freddie Mac, "Mortgage Rates" (Primary Mortgage Market Survey, 30-year fixed average of 7.40% on October 15, 2026, 7.40% the prior week and 6.27% a year earlier), freddiemac.com/pmms. Retrieved October 16, 2026.
- Kinoko Real Estate, "San Francisco Real Estate Market Update" (August 2026 data), kinokorealestate.com. Retrieved October 16, 2026.
Kevin Gueco | CA DRE #01461677