San Francisco Apartment Sales: 2026 Mid-Year Report
- Jul 14
- 2 min read
The Market Found Its Footing
San Francisco's apartment market spent the first half of 2026 doing something it hadn't done in years: moving with confidence. Sellers achieved 98 to 100% of asking price. Buyers are transacting decisively rather than bargain-hunting.
The median building sold for $374,444 per unit.
But that citywide number hides more than it reveals.
Where you own determines what you own.
A building in District 7 — Pacific Heights, the Marina, Cow Hollow — traded at a median of $462,500 per unit. A building in District 2, out in the Sunset and Parkside, traded at $281,333.
That's a 64% spread between two buildings that might look identical on paper.
This is why a building measured against a citywide average is a building measured wrong.
Use the District Map as your key.
The report that follows breaks pricing down district by district — price per unit, price per square foot, GRM, cap rates, and days on market. Find your district on the map, then find your building in the numbers.
The boundaries matter more than most owners realize. A few blocks can mean a six-figure difference in value per unit.
The market also moved at two speeds. Smaller buildings drew private capital, 1031 money, and first-time apartment investors. Larger buildings drew a smaller but hungrier pool of buyers — and more than half of them traded off-market entirely, never seeing a public listing.
Where we see it heading:
stronger, not weaker. Rents hit record highs in the first half, up roughly 10% year over year, and rising rents translate directly into stronger income and a clearer case for value.
Read the full report attached — or reach out for a confidential valuation of your building.
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