The Pacific Heights Condo Market: A Two-Year Seller's Deep Dive

The Pacific Heights condo and co-op market got faster and stronger heading into 2026. Across the last two years of closed sales, the median price rose to about $1.70 million, homes went into contract in a median of just 12 days (down from 20 a year earlier), and the typical sale closed around 4 percent over its final asking price. For a seller, the signal is clear: this is an accelerating market that rewards strategic pricing and strong presentation. This guide breaks down the numbers and what they mean for your sale.

Key Findings

• The median Pacific Heights condo or co-op sold for about $1.70 million in 2026 year-to-date, up from roughly $1.65 million in 2025.
• Homes are selling faster: a median of 12 days on market in 2026, down from 20 days in 2025.
• Sellers are getting over asking: the median sale closed around 104 percent of its final list price in 2026, up from about 101 percent in 2025.
• Price per square foot held steady in the $1,270 to $1,300 range across both years.
• The market is deep and active: 168 condos and co-ops closed in 2025 and 158 more through October 2026.
• The top of the market is extraordinary: trophy co-ops traded up to $24 million.

What Has the Pacific Heights Condo Market Done Over the Last Two Years?

The two-year trend is one of acceleration. After a slower close to 2024, the market found its footing through 2025 and tightened further in 2026, with prices up, days on market down, and more homes selling over asking. The table below compares the two most recent periods, full-year 2025 against 2026 through October, for Pacific Heights condos and co-ops.

The headline is that three of the most important seller metrics, price, speed, and over-asking strength, all moved in the seller's favor from 2025 to 2026. Price per square foot was essentially flat, which is normal variation and reflects shifts in the mix of units that sold rather than a cooling market.

How Fast Are Homes Selling in Pacific Heights?

Speed is where the market tells the clearest story. The median condo or co-op went into contract in 12 days in 2026, roughly two weeks, compared with 20 days in 2025. That is fast for a luxury market, and it means well-priced, well-presented homes are not sitting. For a seller, a short days-on-market figure is leverage: it concentrates buyer attention and supports pricing at or above the comparables. For the citywide picture, see Rises.co's guide to how long it takes to sell a luxury condo in San Francisco.

Are Pacific Heights Condos Selling Over Asking?

Yes, and increasingly so. The median sale closed at about 104 percent of its final list price in 2026, up from roughly 101 percent in 2025. In plain terms, the typical well-priced home is now selling several percent over asking, and the strongest listings do considerably better. This is the hallmark of a competitive market, and it rewards sellers who price strategically, at or just below the recent comparables rather than reaching high, because an inviting list price draws the competition that produces an over-asking result. One caution: this under-list approach only works where demand is deep enough to reliably produce a bidding war, and Pacific Heights is one of the few San Francisco neighborhoods consistently hot enough to support it. In softer or slower-moving neighborhoods, listing below the comparables tends to leave money on the table rather than ignite competition, which is why the strategy that wins here is not a blanket rule across the city. Rises.co puts this in context in its guide to whether San Francisco luxury condos are selling over or under asking.

What Is My Pacific Heights Condo Worth in 2026?

Your value comes from your building, your floor, your view, your square footage, and your condition, measured against recent closed comparables in your immediate area. The 2026 frame is a median around $1.70 million and roughly $1,270 to $1,300 per square foot, but Pacific Heights spans an enormous range, from attainable one-bedrooms to the full-floor co-ops that define the top of the San Francisco market. A view of the Bay or the Golden Gate, a high floor, and a prime block all command meaningful premiums. The right number for your home comes from a focused set of true comparables, not the neighborhood median. Rises.co's guide to pricing your San Francisco luxury condo walks through the method, and Pacific Heights versus Lower Pacific Heights covers how the sub-areas differ.

What About the Top of the Market?

Pacific Heights is home to some of the most prestigious addresses in San Francisco, and the data shows it. The top sale over the last two years reached $24 million, a trophy co-op of more than 5,000 square feet, and 2026 has already seen a $17.2 million closing. These landmark buildings, many of them co-ops rather than condos, trade on their own terms, with values driven by scale, provenance, and view rather than by the per-foot math that governs the rest of the market. If you own in one of these buildings, pricing and positioning are a specialized exercise, and discretion often matters as much as exposure. Rises.co covers the design-forward end of the market in design-forward condo living in Pacific Heights.

What Does This Mean If You Are Selling?

An accelerating market is a seller's market, but it is not a license to overprice. The homes achieving the fast sales and the over-asking results are the ones priced strategically against the recent comparables, often at or just below them to invite competition, and presented to sell: staged, professionally photographed, and move-in ready. In a market where the median home sells in about two weeks, the first ten days carry most of the weight, so getting the price and the presentation right at launch is what captures the peak of buyer attention. Where pre-sale preparation would lift the result, selling with Compass gives you access to the Compass Concierge program, which fronts the cost of staging and improvements with no upfront cost, repaid at closing. For a complete prep framework, see Rises.co's strategic guide to selling a Pacific Heights condo.

What Will I Net?

Your net proceeds are the sale price minus your mortgage payoff, the commission, the San Francisco transfer tax, closing costs, and any prep. Getting a full estimate before you list is the single most useful thing a seller can do, so the number at closing is the number you expected. Rises.co's guide to how much it costs to sell a condo in San Francisco breaks down each line, including a sample net sheet.

From experience: The last two years in Pacific Heights have rewarded discipline over optimism. The homes that sold fast and over asking were the ones priced deliberately at or just below the building's own recent closings, a strategy meant to invite competition rather than cap it, launched with staging and photography that did the view and the light justice. The ones that started high and chased the market down did worse. In a neighborhood this layered, from entry-level condos to landmark co-ops, setting a strategic list price against the right comparables rather than the neighborhood average is what protects a seller's final number.

Frequently Asked Questions

How much is a Pacific Heights condo worth in 2026?

The median closed price in 2026 year-to-date was about $1.70 million, at roughly $1,270 to $1,300 per square foot. Your value depends on your building, floor, view, size, and condition against recent closed comparables nearby.

Is the Pacific Heights market going up or down?

Up. From 2025 to 2026, the median price rose, days on market fell from 20 to 12, and the typical sale moved from about 101 percent to about 104 percent of final list price. The market accelerated in the seller's favor.

How fast do condos sell in Pacific Heights?

A median of about 12 days on market in 2026, down from 20 in 2025. Well-priced, well-presented homes go into contract quickly; overpriced ones sit and then correct.

Are Pacific Heights condos selling over asking?

On balance, yes. The median sale closed around 104 percent of its final list price in 2026, so the typical well-priced home sold several percent over asking, and the strongest listings did better.

What is the most expensive part of the Pacific Heights market?

The landmark full-floor co-ops, which have traded up to $24 million over the last two years. These trophy buildings are a specialized market driven by scale, provenance, and view.

How should I price my Pacific Heights condo?

Against the recent closed comparables in your own building and immediate area, and often at or just below them, never above. In a fast market that is selling over asking, a strategically set launch price concentrates buyer attention and competition, which tends to produce a stronger final number than reaching high.

Work With Sean Mamola

Thinking about selling in Pacific Heights? Sean Mamola brings 17+ years of real estate expertise and a luxury hospitality background to every client relationship, with a track record spanning entry-level condos to an $8.7 million South Beach penthouse. As a Global Luxury Specialist with Compass, Sean prices to your building's real comparables and positions your home to capture an accelerating market at its best. Schedule a consultation or call (415) 704-3640.