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Dear Neighbors,

Rents are at historical highs and may be tapering off, fueled by high-income hiring from local AI companies. While sales have increased, they haven’t yet kept pace with rental growth.

Q2 year-over-year data for South Beach shows: - Sales increased by 34%. - Average days on market declined by 39%. - Average price per square foot increased 3.8%.

Low inventory and high rents are currently pushing sales higher. I expect sales to accelerate into 2027, running in parallel with AI equities. The high-end market is currently outperforming both entry-level and mid-level properties. If you have a use for the capital it is a great time to sell. If you do not have any plans for the money from a sale then reassess the market in 2027, as we may be at the beginning of a new up cycle for San Francisco. We offer a full line of services (selling, buying, leasing, property management) for your real estate needs and are staffed 7 days a week at our office at 333 1st Street. We look forward to serving you and seeing you in the neighborhood.

Regards,

This document has been prepared by Skybox Realty for advertising and general information only. Skybox Realty makes no guarantees, representations or warranties of any kind, expressed or implied, regarding the information including, but not limited to, warranties of content, accuracy and reliability. Any interested party should undertake their own inquiries as to the accuracy of the information. Skybox Realty excludes unequivocally all inferred or implied terms, conditions and warranties arising out of this document and excludes all liability for loss and damages arising there from.

South Beach & Yerba Buena Q2 Snapshot

South Beach 2026 Q2

# of Transactions 78

QOQ

Average Sales Price

$1,386,692

Does not include new construction. * Median Price $1,201,500

Average Price per Square Foot

$1,165

Average Days on the Market

Yerba Buena 2026 Q2

# of Transactions 25

Average Sales Price $1,274,772

Median Price $1,125,000

Average Price per Square Foot

$1,026

Average Days on the Market 65

Historical Data

* Includes new construction marketed on MLS.

SOUTH BEACH YERBA BUENA

The Infinity

C4G | $949,000 (1BR) $1139/sf

B12B | $1,785,225 (2BR) $1356/sf

B24B | $2,000,000 (2BR) $1519/sf

B37B | $8,395,000 (3BR) $2482/sf

B18G | $950,000 (1BR) $1177/sf

B10F | $1,599,000 (2BR) $1223/sf

C4D | $938,000 (1BR) $1133/sf

# of Transactions

301 / 333 Main, 318 / 338 Spear

Average $/SF

Average Days on Market

Buyer Demographic

Lumina

D25C | $2,725,000 (2BR) $1942/sf

D18B | $1,900,000 (1BR) $1613/sf

D16A | $1,870,000 (2BR) $1356/sf

D8E | $1,685,000 (2BR) $1219/sf

D8H | $935,000 (1BR) $1095/sf

C8I | 1,185,000 (1BR) $1199/sf

C7F | 800,000 (1BR) $870/sf

| $1,205,000 (1BR) $1082/sf

D4E | $1,730,000 (2BR) $1252/sf

D3G | $1,995,000 (2BR) $1424/sf

| $850,000 (1BR) $924/sf

C4F

C6I

| $2,225,000 (2BR)

| $1,010,000 (1BR) $1187/sf A5D | $1,088,000 (1BR) $986/sf

| $2,650,000 (3BR) 1339/sf

| $1,799,000 (2BR) $1282/sf

A8C

$1,125,000 (1BR) $1274/sf

B21B

$1,780,000 (2BR) $1497/sf

B14H

B8C

B27E

$1629/sf

B3G

$1,795,000 (3BR) $1281/sf

Lumina

of Transactions

318 / 338 Main, 333 Beale, 201 Folsom

Average $/SF $1,257

Buyer Demographic

Average Days on Market 24

24F | $1,450,000 (1BR) $1842/sf

17E | $2,100,000 (2BR) $1620/sf

8J | $1,800,000 (2BR) $1327/sf

3K | $799,000 (1BR) $1268/sf 10D | $1,388,000 (2BR) $1344/sf 7D | $1,795,000 (2BR) $1379/sf 4M | $1,099,000 (2BR) $1208/sf

# of Transactions

Average Sales Price $1,566,333 12% YOY / 23% QOQ * Median Price $1,800,000 Q2 Q1 Q4 Q3

Average $/SF $1,405

Buyer Demographic

Average Days on Market 2

The Harrison

# of Transactions

Average $/SF $1,169

Buyer Demographic

Average Days on Market 23

One Rincon Hill

3703 | $1,799,000 (2BR) $1408/sf

2003 | $1,739,000 (2BR) $1361/sf

# of Transactions

YOY / 53% QOQ

425 1st, 489 Harrison

Average $/SF $1,375

Buyer Demographic

Average Days on Market 33

# of Transactions

YOY / 9.6% QOQ

Median Price $1,178,250

333 / 355 1st

Average $/SF $1,143

Buyer Demographic

Average Days on Market 21

Watermark

| $1,475,000 (2BR) $1252/sf

BMRs not included in data below

Buyer Demographic

The Brannan

| $1,990,000 (2BR) $1626/sf

| $835,,000 (1BR) $1155/sf 14A | $2,450,000 (3BR) $1481/sf 15A | $1,200,000 (1BR) $1485/sf

| $1,900,000 (3BR) $1122/sf

16E | $1,700,000 (2BR) $1607/sf

18J | $1,979,250 (2BR) $1421/sf

14A | $2,395,000 (3BR) $1456/sf

Transactions

219 / 229 / 239 Brannan

Average $/SF $1,349

Buyer Demographic

Average Days on Market 82

One Hawthorne

4H | $1,499,000 (2BR) $1086/sf

10D | $749,000 (1BR) $886/sf

Transactions

Buyer Demographic

Millennium Tower

52D | $2,695,000 (2BR) $1209/sf

50A | $3,495,000 (3BR) $1292/sf

49B | $6,000,000 (3BR) $1810/sf

46E | $1,900,000 (2BR) $1131/sf

43D | $2,995,000 (2BR) $1534/sf

35C | 2,150,000 (2BR) $991/sf

35E | $1,690,000 (2BR) $986/sf

31F | $1,500,000 (3BR) $937/sf

29D | $2,250,000 (2BR) $1153/sf

28A | $1,289,000 (2BR) $850/sf

27C | $2,275,000 (2BR) $1222/sf

25E | $1,200,000 (2BR) $1056/sf

23H | $688,000 (1BR) $890/sf

7C | $695,000 (1BR) $834/sf

Transactions

Buyer Demographic

181 Fremont

181 Fremont Resales

# of Transactions

Average Sales Price

$2,435,000 100% YOY / 135% QOQ * Median Price $2,435,000 Q2 Q1 Q4 Q3

Average $/SF $1,517

Fremont Buyer Demographic

Average Days on Market

72 Townsend

# of Transactions

Average Sales Price $1,220,500

Median Price $1,220,500

Average $/SF $1,208 Average Days on Market 37 Buyer Demographic

# of Transactions

403 Main, 38 Bryant

Average $/SF $1,002

Buyer Demographic

Average Days on Market 22

Bridgeview

1008 | $675,000 (1BR) $973/sf

BMRs not included in data below

Buyer Demographic

Baycrest

# of Transactions

Q1 Q4 Q3

Average $/SF

$1,065

Buyer Demographic

Average Days on Market

101

The Towers

# of Transactions

50% YOY / 50% QOQ

$1,430,000 20% YOY / 2.5% QOQ * Median Price $1,240,000

Average $/SF $1,112

Buyer Demographic

Average Days on Market 14

# of Transactions

$1,185,667

Average $/SF $926

Buyer Demographic

Average Days on Market 6

2026 Q2 Sales

Address

355 1st S208

501 Beale 4D

355 1st S410

401 Harrison 10D

425 1st 3604

355 1st S710

333 Beale 7F

219 Brannan 11B

333 Beale 4F

318 Spear 4K

425 1st 1208

338 Main 8H

338 Main 4D

301 Main 18G

201 Folsom 14H

401 Harrison 19A

318 Main 5D

425 1st 1907

333 Beale 8I

425 1st 4407

333 Beale 6I

338 Spear 3A

401 Harrison 5F

* Only showing sold homes in buildings featured in this book. D oes not include new construction or bmrs.

Sale Price

$450,000

$680,000

$725,000

$765,000

$775,000

$789,000

$800,000

$835,000

$850,000

$880,000

$903,000

$935,000

$938,000

$950,000

$1,010,000

$1,040,000

$1,088,000

$1,149,000

$1,185,000

$1,198,000

$1,205,000

$1,218,000

$1,225,000 $/SF

$1,041.67

$895.92 $961.54

$1,260.30

$1,280.99

$1,168.89 $869.57

$1,154.91

$923.91

$1,057.69

$1,196.03

$1,094.85 $1,132.85

$1,178.66

$1,186.84

$1,238.10

$985.51

$1,402.93 $1,199.39 $1,462.76

$1,081.69 $1,043.70 $986.31

2026 Q2 Sales Cont...

Address

338 Spear 6A

425 1st 1406

425 1st 3706

219 Brannan 2F

401 Harrison 13B

355 1st S1702

355 1st 1907

355 1st 2205

229 Brannan 16E

338 Main 4E

201 Folsom 21B

301 Main 12B

338 Spear 14B

338 Main 16A

219 Brannan 3G

338 Main 8B

219 Brannan 5G

239 Brannan 18J

229 Brannan 14A

318 Main 4F

338 Main 25C

425 1st 5901

403 Main 208N

400 Beale 1208

201 Harrison 904

SQFT 1,167 1,238 1,238 1,322 1,312 1,330 1,300 1,300 1,058 1,382 1,189 1,317 1,323 1,379 1,694 1,178 1,309 1,393 1,654 1,979 1,403 1,639 539 694 657

* Only showing sold homes in buildings featured in this book. D oes not include new construction or bmrs.

Sale Price

$1,250,000

$1,350,000

$1,457,000

$1,545,000

$1,565,000

$1,567,500

$1,580,000

$1,680,000

$1,700,000

$1,730,000

$1,780,000

$1,785,225

$1,791,000

$1,870,000

$1,900,000

$1,950,000

$1,979,250

$2,450,000

$2,650,000

$2,725,000

$3,300,000

$540,000

$670,000

$700,000

$/SF

$1,071.12

$1,090.47

$1,176.90

$1,168.68

$1,192.84

$1,178.57

$1,215.38

$1,292.31

$1,606.81

$1,251.81

$1,497.06

$1,355.52

$1,353.74

$1,356.06

$1,121.61

$1,612.90

$1,489.69

$1,420.85 $1,481.26

$1,339.06

$1,942.27

$2,013.42

$1,001.86

$965.42 $1,065.45

2026 Q2 Sales Cont...

Address

1 Hawthorne 4E

200 Brannan 315

1 Hawthorne 23D

72 Townsend 501

301 Mission 303

400 Beale 208N

400 Beale 1208

201 Harrison 904

1 Hawthorne 4E

200 Brannan 315

1 Hawthorne 23D

72 Townsend 501

301 Mission 303

88 King 412

301 Mission 25E

88 King 616

200 Brannan 309

200 Brannan 212

72 Townsend 506

1 Hawthorne 17F

301 Mission 35E

88 King 1205

301 Mission 35C

301 Mission 29D

181 Fremont 56C

809 796 845 815 1,395 539 694 657 809 796 845 815 1,395 1,191 1,136 1,240 1,520 1,517 1,176 1,381 1,714 1,380 2,170 1,952 1,605

* Only showing sold homes in buildings featured in this book. D oes not include new construction or bmrs.

Sale Price

$719,000

$729,000

$797,004

$901,000

$1,000,000

$540,000

$670,000

$700,000

$719,000

$729,000

$797,004

$901,000

$1,000,000

$1,100,000

$1,200,000

$1,240,000

$1,400,000

$1,428,000

$1,540,000

$1,651,800

$1,690,000

$1,950,000

$2,150,000

$2,350,000

$943.20

$1,105.52

$716.85

$1,001.86

$965.42

$1,065.45

$888.75

$915.83

$943.20

$1,105.52

$716.85

$923.59

$1,056.34

$1,000.00

$921.05

$941.33

$1,309.52

$1,196.09

$986.00

$2,435,000 $/SF $888.75 $915.83

$1,413.04 $990.78

$1,152.66 $1.517.13

The Avery

# in Contract / Sold 90+

# of Units 118 Monthly Absorption

.9 Units

Four Seasons Residences

# of Units

# in Contract / Sold

43+

146 Monthly Absorption

1.1 Units

One Steuart Lane

SOM

# of Units

# of Stories 20

# Sold

65+

Paul Hwang

Paul Hwang Activity (2021-2026 Sales)

# of Transactions

150+

Sold Volume

$258,207,650+

Paul Hwang | 415.216.8746 | paul@skyboxrealty.com

Call me to find out how we can feature your off market listing to all of our prospective buyers in our Quarterly Reports!

Paul Hwang Leasing Activity