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Pacific & Presidio Heights, Cow Hollow & Marina Home Prices & Trends

Home Prices and Market Conditions & Trends in Pacific Heights,
Presidio Heights, Cow Hollow and Marina Neighborhoods of San Francisco

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Pacific & Presidio Heights, Cow Hollow & Marina: Unit Sales by Price Range

Overall District 7 Statistics: Pacific & Presidio Heights, Cow Hollow & Marina

Active Listings on the Market

The number of listings on the market at any given time is determined by 3 big factors: seasonality, buyer demand and the motivation of prospective sellers to sell.

Number of Listings Accepting Offers (Going under Contract)

This basic measure of market activity depends upon both buyer demand and the number of listings available to purchase. The condo market is by far the largest segment by number of sales in this district.

Median Home Sales Prices
Rolling 12-month averages

Median sales price is that price at which half the sales occurred for more and half for less. It typically conceals a large variety of different prices in the underlying individual sales, and can also be affected by other factors besides changes in home values. For example, in a relatively small house market such as District 7 (by number of sales) with such a huge range in sales prices ($2m to $30m), median sales prices can swing dramatically in a given period simply because of the changing basket of unique homes that sold then. Short-term fluctuations are much less meaningful than longer-term trends.

First for houses, then for condos

Average Dollar per Square Foot on Sale

This statistic is based upon interior living space and doesn't include garages, basements, decks, patios or rooms built without permit.Typically, square footage figures come from appraisals or tax records, but square footage can be measured in different ways and the figures can be unreliable. Also, a fair percentage of listings in this district don’t even report square footage, so the statistic is only based on those sales that do. These values should be considered very general statistical approximations.

First for houses, then for condos

Percentage of Sales Sold over List Price

Large percentages of sales in which the price is bid up above asking price usually signifies spirited buyer competition for new listings. Before 2012, this percentage typically ran between 20% and 40% of sales. It has climbed much higher in recent years. This is another statistic that is affected by seasonality: Higher percentages in spring and autumn; lower during the summer and winter holidays.

Median Percentage of Sales Price to List Price

Sales prices consistently well above asking prices are a classic sign of a very hot real estate market. Because of the low number of house sales and the very high prices, this statistic fluctuates more in District 7 than other areas of the city.

Average Days on Market

Under 30 days is considered a fast moving market. Below 20 days reflects extremely high buyer demand for new listings. This figure would be even lower except that many San Francisco agents prefer to show their listings for 10 to 14 days before the seller even reviews offers, so as to fully expose the home to as many prospective buyers as possible and thus maximize the potential of a bidding war.

Months Supply of Inventory (MSI)

MSI measures how long it would take to sell the existing inventory of listings for sale at current rates of market activity. Typically, under 3 months of inventory is considered a seller’s market; 2 months or less signify an extreme seller's market.

House Values by Year

Condo Values by Year 

Pacific Heights

Marina Only

Pacific & Presidio Heights, Marina, Cow Hollow, Nob Hill, Russian Hill,
Telegraph Hill, North Beach

2-4 Unit Building Values by Year 

San Francisco Luxury Home Sales

As can be clearly seen, a large number of San Francisco’s luxury home sales occur in this district.


Statistics such as these are generalities, subject to fluctuations due to a variety of reasons (besides changes in value). Sales not reported to MLS - of which there are quite a few in San Francisco - are not included in this analysis. All numbers should be considered approximations.

All information herein is derived from sources deemed reliable, but may contain errors and omissions, and is subject to revision.

Copyright 2017 Paragon Real Estate Group