SAN FRANCISCO
PAUL WARRIN
Summer!
(415) 407-8019
San Francisco Specialist paul@SIR.com warrin.com
Summer is in full swing, and we’re seeing strong underlying momentum, especially in San Francisco for a strong fall market Mortgage rates have dipped to 6 58% and are expected to slide even further later this year, setting the stage for a new wave of buyer activity.
The AI boom is reshaping demand like never before. With tech investment pouring into SF, well-funded buyers are flooding the market, driving fierce competition both in the city and surrounding areas as buyers race to secure the best deals
Compared to last year, San Francisco’s median home price is up 3.5%, and price per square foot has climbed 3.6% which was among the largest gains in the Bay Area. Translation: people still want to live close to work and enjoy all the city’s incredible culture, dining, and lifestyle. Over half of Q2 sales closed above asking price, and San Francisco led the pack with nearly 77% of sales closing above asking
The luxury market is still shining bright Some standout sales this summer included 2440 Pacific, which sold for $27 5 million; 2750 Vallejo, which sold for $22.475 million; and 3699 Washington, which sold for $19.5 million.
Fast Fact: Last year, the Warrin Team proudly held the #1 spot at Golden Gate Sotheby’s in both San Francisco and Marin, closing an incredible $140 million in sales We’re beyond grateful for the trust from our amazing clients
FEATURED PROPERTIES
FOR SALE
850 DARIEN
$3,595,000
SOLD
261 5 AVENUE TH
$4,425,000 Represented Buyer
IN CONTRACT
591 JACKSON #7
$899,000
SOLD
1633 BEACH
$2,400,000 Represented Buyer
WARRIN TEAM SF
SOLD
2747 VALLEJO
$14,000,000
SOLD
3514 PIERCE
$2,340,000
SOLD
2765 VALLEJO
$13,250,000
SOLD
2240 GREEN #4
$2,240,000
FEATURED PROPERTIES
SOLD
180 SAN RAFAEL, BELVEDERE
$7,200,000 Represented Buyer
SOLD
109 CLOUD VIEW, SAUSALITO
$6,600,000
WARRIN TEAM MARIN
SOLD
147 GILMARTIN, TIBURON
$9,000,000
SOLD
69 MONTE MAR, SAUSALITO
$5,800,000
SOLD
19 LEEWARD, BELVEDERE
$8,750,000
SOLD
96 LAGOON, BELVEDERE
$3,850,000 Represented Buyer
San Francisco
SINGLE FAMILY
SALES BY DISTRICT · SINGLE FAMILY HOMES · Q2 2025
DISTRICT 1
Central Richmond, Inner Richmond, Outer Richmond, Jordan Park/ Laurel Heights, Presidio, Lake Street, Sea Cliff, Lone Mountain
DISTRICT 2
Golden Gate Heights, Outer Parkside, Outer Sunset, Parkside, Central Sunset, Inner Sunset, Inner Parkside
DISTRICT 3 Lake Shore, Merced Heights, Pine Lake Park, Stonestown, Lakeside, Merced Manor, Ingleside, Ingleside Heights, Oceanview
DISTRICT 4
Balboa Terrace, Diamond Heights, Forest Hill, Forest Knolls, Ingleside Terrace, Midtown Terrace, Saint Francis Wood, Miraloma Park, Forest Hill Extension, Sherwood Forest, Mount Davidson Manor, Westwood Highlands, Westwood Park, Sunnyside, West Portal, Monterey Heights
DISTRICT 5
Glen Park, Haight Ashbury, Noe Valley, Twin Peaks, Cole Valley/Parnassus Heights, Buena Vista/Ashbury Heights, Castro, Corona Heights, Clarendon Heights, Duboce Triangle, Eureka Valley/Dolores Heights, Mission Dolores
DISTRICT 6
Anza Vista, Hayes Valley, Lower Pacific Heights, Western Addition, Alamo Square, North Panhandle
DISTRICT 7
Marina, Pacific Heights, Presidio Heights, Cow Hollow
DISTRICT 8
Downtown, Financial District/Barbary Coast, Nob Hill, North Beach, Russian Hill, Van Ness/Civic Center, Telegraph Hill, North Waterfront, Tenderloin
DISTRICT 9
Bernal Heights, Inner Mission, Mission Bay, Potrero Hill, South of Market, Yerba Buena, South Beach, Central Waterfront/ Dogpatch
DISTRICT 10
Bayview, Crocker
Amazon, Excelsior, Outer Mission, Visitacion Valley, Portola, Silver Terrace, Mission Terrace, Hunter’s Point, Bayview Heights, Candlestick, Little Hollywood
SAN FRANCISCO COUNTY SINGLE FAMILY MARKET TRENDS
Graphs show trends in market activity for the county comparing this year (dark lines) with last year (light lines) for the same period. Data is gathered from Multiple Listing Service (MLS) sources, reviewed for accuracy, and charted for easy comparison. Data shown is for single family homes only.
YEAR LAST YEAR
Data Source: MLS. Data is for single family homes only.
San Francisco CONDOS
SALES BY DISTRICT · CONDOS · Q2 2025
DISTRICT 1
Central Richmond, Inner Richmond, Outer Richmond, Jordan Park/ Laurel Heights, Presidio, Lake Street, Sea Cliff, Lone Mountain
DISTRICT 2
Golden Gate Heights, Outer Parkside, Outer Sunset, Parkside, Central Sunset, Inner Sunset, Inner Parkside
DISTRICT 3
Lake Shore, Merced Heights, Pine Lake Park, Stonestown, Lakeside, Merced Manor, Ingleside, Ingleside Heights, Oceanview
DISTRICT 4
Balboa Terrace, Diamond Heights, Forest Hill, Forest Knolls, Ingleside Terrace, Midtown Terrace, Saint Francis Wood, Miraloma Park, Forest Hill Extension, Sherwood Forest, Mount Davidson Manor, Westwood Highlands, Westwood Park, Sunnyside, West Portal, Monterey Heights
DISTRICT 5
Glen Park, Haight Ashbury, Noe Valley, Twin Peaks, Cole Valley/Parnassus Heights, Buena Vista/Ashbury Heights, Castro, Corona Heights, Clarendon Heights, Duboce Triangle, Eureka Valley/Dolores Heights, Mission Dolores
DISTRICT 6
Anza Vista, Hayes Valley, Lower Pacific Heights, Western Addition, Alamo Square, North Panhandle
DISTRICT 7
Marina, Pacific Heights, Presidio Heights, Cow Hollow
DISTRICT 8
Downtown, Financial District/Barbary Coast, Nob Hill, North Beach, Russian Hill, Van Ness/Civic Center, Telegraph Hill, North Waterfront, Tenderloin
DISTRICT 9
Bernal Heights, Inner Mission, Mission Bay, Potrero Hill, South of Market, Yerba Buena, South Beach, Central Waterfront/ Dogpatch
DISTRICT 10
Bayview, Crocker
Amazon, Excelsior, Outer Mission, Visitacion Valley, Portola, Silver Terrace, Mission Terrace, Hunter’s Point, Bayview Heights, Candlestick, Little Hollywood
SAN FRANCISCO COUNTY CONDO MARKET TRENDS
Graphs show trends in market activity for the county comparing this year (dark lines) with last year (light lines) for the same period. Data is gathered from Multiple Listing Service (MLS) sources, reviewed for accuracy, and charted for easy comparison. Data shown is for condo, townhouse, stock cooperative, and tenant-in-common properties only.
Data Source: MLS. Data is for condos, townhouses, stock cooperative, and tenant in common properties only.
HOME TRANSFORMATION
Sometimes it doesn’t take a full renovation to make a big impact. With fresh paint, new lighting and hardware throughout, and thoughtfully curated staging, this Mount Davidson Manor home was completely transformed. These simple, cost-effective updates not only breathe new life into a space they also help buyers connect emotionally, making the property more appealing and easier to sell.
TRENDING IN SF
SF Sees 110% Sales Price-to-List Price Ratio
San Francisco saw a 12.2 percent increase in home sales year-over-year from June 2024 to 2025, according to the atest report from the California Association of Realtors.
Homes went for well above asking price in San Francisco in June. The city saw a 111.2-percent sales price-to-list price atio in the past month and a 3.3 percent increase in sales prices year-over-year. Sales prices in the Bay Area at large, meanwhile, held steady.
AI Tenant Takes 75K sf of Former Macy’s Downtown Building
Zip, an AI-powered procurement platform co-founded by Airbnb veterans Rujul Zaparde and Lu Cheng, is moving into a 75,000-square-foot portion of a 250,000-square-foot space formerly occupied by Macy’s offices in the Financial District.
The AI job market is predicted to revitalize San Francisco over the next five years, according to CBRE. As the firms continue to grow, San Francisco could see 50,000 to 60,000 new employees in the industry by the next decade.
TMG Partners Swoops in to Buy $151M Metreon Mall
San Francisco’s Metreon mall is set to come under new ownership by the end of the year
TMG Partners is set to take over the South of Market shopping center. San Francisco-based TMG and the mall’s soon-to-beformer owner, Starwood Capital Group, are still negotiating a price on the 312,592-sq ft property at 135 Fourth Street. The building’s assessed value by the city was $150.7 million.
DISTRICT 1 SALES
RICHMOND/LAKE STREET/SEA CLIFF
DISTRICT 2 SALES SUNSET AND PARKSIDE
DISTRICT 3 SALES OCEANVIEW TO LAKESHORE
DISTRICT 4 SALES
FOREST KNOLLS TO WESTWOOD PARK
DISTRICT 5 SALES
HAIGHT ASHBURY TO GLEN PARK
DISTRICT 6 SALES
LOWER PACIFIC HEIGHTS TO HAYES VALLEY
DISTRICT 7 SALES
MARINA TO PACIFIC HEIGHTS
DISTRICT 8 SALES
NORTH BEACH TO DOWNTOWN
DISTRICT 9 SALES
SOUTH BEACH TO BERNAL HEIGHTS
POWER OF THE BRAND
SOTHEBY’S
Sotheby’s Auction House has over 200 years of history selling our clients’ treasures. Our association with the brand ensures stellar representation, brings cachet to your property and allows us access to affluent buyers around the world.
SOTHEBY’S INTERNATIONAL REALTY
With our distinguished global referral network we can find qualified buyers or quality agents for your next purchase from around the globe. Our listings achieve maximum sale price.
BAY AREA AND BEYOND FEATURED LISTING
SONOMA, CALIFORNIA
$9,950,000
Privately set behind custom-designed gates in the prestigious Historic Sobre Vista Estates, 1245 Sobre Vista Drive is a rare offering that pairs architectural sophistication with the experience of a private world-class resort Once part of the storied summer residence of Adolph and Alma Spreckels, this iconic 2.26± acre estate captures the essence of elevated wine country living refined, expansive, and effortlessly luxurious
With sweeping, unobstructed views of the Valley of the Moon, the 6,420± square foot single-level residence is a modern masterwork that honors its legacy while embracing a distinctly contemporary lifestyle Clean lines, soaring ceilings, and walls of glass dissolve the boundary between indoors and out, inviting the landscape into every room. . Listed by Golden Gate Sotheby’s International Realty,
BAY AREA AND BEYOND FEATURED LISTING
CRYSTAL BAY, NEVADA
$45,000,000
Architecturally significant and masterfully engineered, this nearly 10,000 sq ft residence is one of Lake Tahoe's most striking modern homes Designed by internationally acclaimed architect Mark Dziewulski, the estate is sculpted of glass and steel and perched above 98 feet of pristine Crystal Bay shoreline. A commercial-grade elevator encased in glass, a five-story floating staircase of layered glass, and floor-to-ceiling windows
Outdoors, enjoy a steel and Trex pier with a 3 ton boat lift, two buoys, a landscaped lawn at the water's edge, and rare privacy for a lakefront parcel of this caliber The 49-acre lot is designed for seamless lakeside living, complete with architectural landscaping and automated irrigation A granite sculpture by famed artist Jesús Moroles anchors the property in artistic legacy.
BAY AREA AND BEYOND FEATURED LISTING
SANTA BARBARA, CALIFORNIA
$15,595,000
Experience an unparalleled convergence of serenity, privacy, and dramatic design in this one-of-a-kind bluff front coastal sanctuary Originally designed by notable architect Wallace Neff and landscape designer Thomas Church, the architecturally significant compound boasts spectacular sweeping views of the Pacific Ocean and Channel Islands, sophisticated amenities, and beautifully landscaped grounds all on 1 5+ gated acres within the highly desirable Hope Ranch enclave
With its stunning and unique design, world-class amenities, and unmatched ocean-front location in Hope Ranch, this incredible property is your chance to create a true legacy on a rare offering on some of California's most sought-after coastline. Listed by Sotheby’s International Realty, Montecito Brokerage,
BAY AREA AND BEYOND FEATURED LISTING
GENEVA, SWITZERLAND
Price Upon Request
Located in the prestigious commune of Cologny, this exceptional property embodies contemporary art de vivre in a rare and exclusive setting Nestled in a prime location, it offers a panoramic, unobstructed view of the harbor and Lake Geneva, with no overlooking, guaranteeing total privacy and absolute calm. Every evening, you can admire a magnificent sunset from the outdoor spaces
This exceptional estate, among the finest properties on Geneva's Left Bank, combines contemporary architecture, generous volumes and top-level amenities Designed to offer absolute comfort and an exclusive living experience, it will appeal to the most discerning clientele in search of a unique and prestigious property Listed by Sotheby’s International Realty, Switzerland.
For more information on this listing and others from our global partners, call us at 415 289 8999
BAY AREA AND BEYOND FEATURED LISTING
$60,500,134
The history of this ambassadorial proportioned home dates back to 1688, with a residential and guest list of formidable characters that include noblemen, Hollywood producers, aristocrats and even Kings and Queens The Dorchester in London and The Imperial in Vienna. The eight-year project to transform Denham into a majestic palace of timeless opulence with the assistance of the English Heritage and The Georgian Society
Denham Place is situated on the edge of Denham Village in Buckinghamshire and borders a championship golf course It is a secluded rural retreat, with a refreshingly tranquil setting that provides unrivalled privacy and exclusivity with central London just 17 miles away, Listed by Sotheby’s International Realty, United Kingdom Brokerage.
BAY AREA AND BEYOND FEATURED LISTING
OSTERVILLE, MASSACHUSETTS
$15,000,000
Overlooking the shimmering waters of Nantucket Sound, this extraordinary Wianno estate offers an unparalleled blend of elegance, privacy, and coastal charm With its own private sandy beach and panoramic ocean views, this is a rare opportunity to own a legacy property, along Sea View Avenue, in one of Cape Cod's most coveted enclaves
Surrounded by lush, professionally landscaped gardens, the residence has an open floor plan that seamlessly integrates refined formal spaces with relaxed gathering areas Inside, bespoke millwork, soaring ceilings, and dramatic architectural details define the living spaces, while expansive walls of glass frame breathtaking vistas of sky and sea. Listed by Sotheby’s International Realty, Southampton Brokerage.
BAY AREA AND BEYOND FEATURED LISTING
NEW YORK, NEW YORK
$49,000,000
Designed by the award-winning Studio Sofield, recognized for their impeccable quality of craftsmanship, this spectacular Duplex Penthouse offers 6,512 interior sq ft and 309 exterior sq ft of opulent living It features 4 bedrooms, 4.5 bathrooms with interior design and furnishings by the acclaimed Banda of London.
A direct elevator Entry Gallery, finished with white macauba stone, provides a grand entrance into the Great Room which offers 14-foot ceilings and floor-to-ceiling windows, showcasing breathtaking views of Central Park To the south, one finds a mesmerizing panorama of some of the city’s most iconic landmarks, including the Statue of Liberty and One World Trade Center Listed by Sotheby’s International Realty, East Side Manhattan Brokerage.
For more information on this listing and others from our East Coast partners, call us at 415 289 8999
TEST YOUR SAN FRANCISCO IQ
Last issue’s answer: Spreckle’s Temple of Music
TEAM MEMBERS
Paul@WarrinTeam com
