SoMa Condos And Lofts: How The Market Really Performs

Are you hearing mixed messages about SoMa condos and lofts? You are not alone. SoMa is not one market, but a set of micro-markets that behave very differently by building type and location. In this guide, you will see how pricing and days on market really move across hard lofts, boutique condos and high-rise towers, plus the financing and HOA details that can make or break resale. Let’s dive in.

What does SoMa market data actually show right now?

SoMa’s housing stock is diverse, which creates a wide spread in values. You will find converted warehouses, mid-rise loft-style condos, modern towers and Mission Bay new-builds. That mix produces noticeable price dispersion by subarea and building era.

As a neighborhood-level starting point, a January 2026 Redfin snapshot showed a median sale price around $910,000, a median price per square foot near $865, and a median of about 60 days on market. Subareas diverge inside SoMa. For example, Central South of Market showed a January 2026 median around $669,000 with a median days on market near 42 days. Treat single-portal medians as illustrative because methods differ by site and by which subareas or unit types are included.

How do different property types perform in SoMa?

Converted hard lofts

Converted warehouse lofts draw buyers who value volume, ceiling height and exposed structure more than turnkey finishes. Investor interest exists but can be limited by niche appeal and project rules. The buyer pool is smaller than for standardized one-bed condos, so pricing and preparation matter.

Liquidity and pricing typically sit in the mid six-figures to low seven-figures depending on size and building. Recent examples cited in MLS-sourced portals include a live/work loft at 60 Rausch Street closing around $1.02 million in August 2025 and a 355 Bryant Street loft closing near $1.30 million the same month. Days on market for well-positioned lofts often measure in weeks, though some listings linger in softer cycles.

Price drivers for lofts include raw square footage, ceiling height, light and exposure, plus practical features like parking or roof decks. Many lofts trade at a lower price per square foot than premium tower units but can command strong absolute prices when they offer larger footprints and parking.

Boutique and mid-rise condos

Boutique and mid-rise loft-style condos from the 2000s to 2010s often sell to a broader pool than hard lofts. These buildings can be relatively liquid when the HOA is stable and owner-occupancy is healthy. On a price-per-square-foot basis, they usually sit between classic loft conversions and flagship waterfront towers.

Inventory cycles can tighten quickly for these mid-rise buildings, especially when unique loft inventory is scarce. Finishes, building condition, parking options and HOA reputation still drive outcomes.

High-rise towers

High-rise buyers often include move-up owners and those seeking full-service amenities. During 2021 and 2022, towers absorbed heavy demand, then felt more sensitivity to downtown office headwinds and remote-work patterns, which dampened some tiers of demand afterward. You can see this context in coverage of San Francisco condo trends from The Real Deal.

At the top end, full-service penthouses still command very high price-per-square-foot, and select Mission Bay and waterfront buildings have recorded multi-million dollar closings in 2024 and 2025. Liquidity varies by tier. Standardized mid-floor plans often move faster, while premium view stacks and penthouses sell at higher price-per-square-foot but can take longer to find the right buyer.

Building-specific risk matters more in towers. A single building’s structural or litigation issues can compress values and limit financing across every unit. The widely reported Millennium Tower situation shows how market confidence and resale performance can lag even after remediation, as covered by NBC Bay Area.

How does location inside SoMa affect pricing and liquidity?

Waterfront, South Beach and Rincon Hill

South Beach, waterfront and Rincon Hill addresses tend to carry the highest price-per-square-foot thanks to views, service levels and Embarcadero proximity. Premium wings and top floors usually capture strong pricing, though days on market can stretch at the ultra-premium tier while sellers wait for a best-fit buyer.

Central SoMa, Mid-Market and Yerba Buena

These core blocks concentrate more loft conversions and mid-rise condos. The Yerba Buena subarea and Central SoMa see prices that are lower on average than the waterfront, and days on market can be shorter for well-prepared, well-priced listings. Expect dispersion within just a few blocks based on building quality, parking and layout.

Mission Bay and the biotech link

Mission Bay has long drawn buyers connected to research and life sciences. Local reporting notes that the lab and biotech market can move in cycles with new delivery and variable vacancy, which influences who targets Mission Bay compared with other SoMa subareas. See recent context in the San Francisco Chronicle’s coverage of Mission Bay’s biotech dynamics.

Which financing, HOA and rule details shift SoMa resale outcomes?

The best SoMa outcomes often hinge on project eligibility and HOA strength. Before you buy or list, make these checks part of your playbook.

Warrantability and agency tools. Lenders use Fannie Mae’s Condo Project Manager (CPM) and Freddie Mac’s Condo Project Advisor (CPA) to confirm if loans on a project are eligible for purchase. Reserve funding, owner-occupancy and delinquency levels are key review items. See Fannie Mae’s Selling Guide overview of the full review process for what underwriters look for.

Practical lender effects. Projects flagged as ineligible can see buyer pools shrink and values pressured, since many lenders will not buy those loans. Lender communications, such as Pennymac’s eligibility reminders, underscore the importance of verifying project status.

How to verify status. For larger buildings, check Fannie Mae’s Condo Status Finder to see if a project is listed as available, unavailable or needs a full review. Always confirm dates, since status can change.

HOA health and assessments. Request the HOA budget, recent financials and any reserve study. Lack of reserves or repeated special assessments raises holding costs and resale risk. The Fannie Mae Selling Guide also references reserve and delinquency thresholds that matter in underwriting.

Short-term rentals. San Francisco requires host registration and compliance. Many buildings also restrict or ban STRs in their CC&Rs. Always verify both the building rules and the city’s requirements via the Office of Short-Term Rentals before modeling any income.

Building-scale technical risk. Structural remediation, seismic needs or litigation can affect value and financing across an entire building, as the Millennium Tower example shows in NBC Bay Area’s reporting.

Strategic Implications: What This Means for Buyers and Sellers

For buyers

• Anchor your search by product type and subarea. Decide if you prefer hard loft volume, boutique mid-rise convenience or full-service tower living. Then compare buildings within one micro-market.

• Price with comps inside the building. For any target unit, pull 12 months of closed sales in the same stack or line where possible. Note days on market and price-per-square-foot.

• Confirm financing pathways early. Ask your lender to review CPM or CPA eligibility and any conditions. If a project is marked unavailable, factor that into pricing and future resale.

• Scrutinize the HOA. Request budgets, financials, reserve studies and meeting minutes. Look for planned capital projects and any special assessments.

• Validate rules that affect use. Confirm parking rights, storage, pet policies and short-term rental restrictions before you offer.

For sellers

• Frame your list price with building-level comps. Use the most recent 3 to 6 closed sales in your building and adjust for exposure, floor level, parking and condition.

• Prepare for underwriting questions. Assemble a clean disclosure package, HOA documents and any engineering or inspection reports. This reduces friction with buyers and lenders.

• Present the lifestyle clearly. For towers, highlight amenity sets, service levels and commuting convenience. For lofts, lead with volume, light and flexible layouts.

• Watch timing and tier. Standardized mid-floor tower units often move faster. If you are selling a premium view stack or penthouse, plan for a longer marketing runway and a targeted buyer match.

For luxury market participants

• Track building-level risk. A single structural or litigation event can compress values across every unit in a tower. Monitor HOA communications and city filings.

• Watch agency eligibility shifts. Changes in Fannie Mae or Freddie Mac status can ripple through an entire building’s buyer pool and pricing overnight.

• Consider the biotech cycle in Mission Bay. Lab and life-science delivery volumes affect vacancy, which in turn influences the buyer profile and demand for Mission Bay condos specifically.

A simple SoMa due diligence checklist

Use this quick list as you evaluate any SoMa condo or loft:

• Subarea and building era: converted loft, boutique mid-rise or high-rise tower. Note ceiling heights, exposure and typical layouts.

• Recent comps: at least three closed sales in the same building or line, with dates, price-per-square-foot and days on market.

• Parking: confirm count, rights and any lift or tandem details that affect convenience and value.

• HOA health: budget, reserves, delinquency rate, special assessments and litigation status.

• Project eligibility: confirm Fannie Mae / Freddie Mac status and what financing buyers will realistically use.

• Rules and use: short-term rental eligibility, pet policies and any building restrictions.

• Building projects: seismic, facade, envelope or elevator work planned or in progress.

The bottom line

SoMa rewards precision. Hard lofts, boutique condos and high-rise towers do not trade the same way, and values shift block by block. If you match your product type to the right buyer pool, price with building-level comps and validate financing paths and HOA health, you can position your purchase or sale for a smoother result.

FAQs

Do lofts or high-rises sell faster in SoMa today?

It depends on tier. Mid-priced, well-located lofts with parking can move quickly, while premium tower floors often achieve higher price-per-square-foot but can take longer in softer downtown cycles.

Why do HOA finances and CPM status matter for SoMa condos?

HOA strength and a project’s eligibility influence which loans buyers can use and how many will qualify, which directly affects demand and pricing. See Fannie Mae’s Selling Guide review standards for what underwriters check.

Is short-term rental income realistic for a SoMa condo?

Only if both the city and building allow it. San Francisco requires registration and ongoing compliance, and many HOAs restrict STRs. Confirm details with the Office of Short-Term Rentals before you underwrite any income.

What single factor moves SoMa pricing the most?

Location plus building quality. Waterfront views and full-service amenities generate the strongest premiums, while any building-scale structural or legal issue can depress values, as seen in NBC Bay Area’s coverage of Millennium Tower.

How should I compare SoMa medians across real estate sites?

Carefully. Medians differ by site due to sampling windows, which subareas are included and whether studio or BMR units are counted. Use medians as a starting point and rely on building-level comps for decisions.

Ready to Make Your SoMa Move?

What’s the one SoMa due diligence step you’re most uncertain about—financing eligibility, HOA health or finding the right comps? If you want discreet, building-specific guidance for your next purchase or sale, schedule a conversation with Sean Mamola, Global Luxury Specialist with Compass, and get a clear plan for pricing, timing and presentation.

Call (415) 704-3640 or Schedule a Private Consultation.