2500 Steiner Street is a 1927 Pacific Heights co-op building where the only MLS closing in the 24 months to November 6, 2026 was unit 9, a 3,500-square-foot, 4-bedroom residence on the 9th floor that sold for $17,225,000 on October 23, 2026. No unit is listed today, so nearby Pacific Heights sales fill out the comp set.
Unless otherwise noted, all market figures in this guide are from MLS data.
The headline number is $4,921 per square foot. That is what unit 9 at 2500 Steiner brought when it closed on October 23, 2026, and it sits far above anything else in the Pacific Heights comp set for this building. Across the twelve closings in that set, which ran from August 26 to November 4, 2026, the next-highest figure was $3,142 per square foot, paid for a 6,175-square-foot single-family house on Vallejo Street with water views. The highest condo figure was $1,787.
That gap is the story of this address. 2500 Steiner trades rarely, it trades as a co-op rather than a condominium, and when a high-floor unit with panoramic views reaches the market, the comparison set nearby does not explain the price. A single sale is a data point, not a median, so this update reads the October closing on its own terms, then sets it against the condos and houses that sold nearby during the same ten weeks, each property type on its own.
For context, the citywide median days on market over the trailing 12 months was 12. Unit 9 took 45.
2500 Steiner by the numbers (November 2026)
The October 2026 sale of unit 9, in detail
Unit 9 is a 4-bedroom, 4-bath co-op of 3,500 square feet on the 9th floor of a building whose MLS record gives 1927 as the year built. It was listed at $16,000,000, spent 45 days on market, and closed at $17,225,000 on October 23, 2026. That is $1,225,000 over the list price, or roughly 7.7% above it, and it works out to $4,921 per square foot.
The view list on the listing is long: Bay, Bay Bridge, Golden Gate Bridge, City, City Lights, Twin Peaks, Park/Greenbelt, Water and Panoramic. In the comp set's view tiers, that places the unit in the city-plus-water tier, and the 9th floor is the highest floor level of any closing in the set, which ran from the 2nd floor to the 9th. The sale included one parking space.
Read the timeline closely. A close above list after 45 days is an unusual pairing. All eight condos in the comp set closed over list inside three weeks. In my experience, a sale that sits for six weeks and still closes over list reflects a small pool of qualified buyers rather than weak demand, so I would not read the 45 days as a warning sign. At this price and in a co-op, the board approval and financing steps can add time on their own.
The MLS record carries no litigation disclosure for the building, and the sale shows no condition flag in either direction, renovated or as-is. If you are weighing a future unit here, ask for the full disclosure package and the co-op's financial statements early, because those documents answer questions the MLS data cannot.
How the Pacific Heights comp set breaks down by property type
With only one in-building closing in 24 months, the comp set was widened to similar nearby buildings and properties: twelve Pacific Heights closings between August 26 and November 4, 2026, including unit 9 itself. Blending them into one median would mix a co-op, condos and single-family houses, so here they are by type.
Co-op: 2500 Steiner unit 9
The only co-op in the set is the subject sale. At $4,921 per square foot, it stands alone. I usually expect a co-op to price below a comparable condo, because the ownership structure narrows the pool of buyers. This sale shows the opposite can happen at the top of the market: when the view, the floor and the size are rare enough, the structure matters less than the residence.
Condos: eight closings, $1,325,000 to $4,125,000
Eight condos closed in the set, from $1,325,000 for a 1-bedroom at 2415 Buchanan Street to $4,125,000 for a 3-bedroom at 2900 Pacific Avenue. Price per square foot ran from $1,268 to $1,787 for the seven with a recorded size. All eight closed over their list prices, and the days on market ran from 3 to 20.
The top of the condo range is where the comparison to 2500 Steiner is most useful. 2900 Pacific Avenue #201, a 3-bedroom, 3-bath unit on the 2nd floor, listed at $3,350,000 and closed at $4,125,000 in 8 days on November 2, 2026. 2949 Jackson Street, a 3-bedroom condo with panoramic city views and two parking spaces, listed at $2,375,000 and closed at $3,077,000 in 3 days on September 3, 2026, or $1,787 per square foot. 1824 Jackson Street #D, a remodeled top-floor 3-bedroom of 2,055 square feet, listed at $2,595,000 and closed at $3,075,000 in 11 days on October 22, 2026.
The closest view comparison is 2160 Pacific Avenue #2, a renovated 2-bedroom, 2-bath unit of 1,773 square feet with Bay, City and Hills views. It closed at $2,715,000 on November 4, 2026, after 12 days, at $1,531 per square foot. It shares the city-plus-water view tier with unit 9 at 2500 Steiner, yet unit 9 brought more than three times its per-foot price. I would credit floor level and the breadth of the view for much of that gap: a 2nd-floor Bay, City and Hills view and a 9th-floor panorama that takes in both bridges are different things, even in the same tier.
The smaller condos fill out the lower end. 1880 Jackson Street #602, a 6th-floor 1-bedroom with city views, closed at $1,700,000 on October 14, 2026. 1775 Broadway Street #7, a renovated top-floor 2-bedroom of 1,105 square feet, closed at $1,655,000 on September 21, 2026. 1755 Jackson Street #201, a 3-bedroom of 1,985 square feet with two parking spaces, closed at $2,585,000 on August 26, 2026.
Single-family houses: three closings, $9,999,000 to $19,536,000
Three single-family houses closed in the set, and they behaved differently from the condos. 2090 Vallejo Street, a 6-bedroom, 7-bath house of 9,646 square feet with water views and three parking spaces, listed at $25,000,000 and closed at $19,536,000 on November 2, 2026, after 30 days, or $2,025 per square foot. 2833 Vallejo Street, a 4-bedroom, 7-bath house of 6,175 square feet with Golden Gate Bridge and water views, listed at $20,000,000 and closed at $19,400,000 on October 13, 2026, after 17 days, or $3,142 per square foot. 3007 Jackson Street, a renovated 6-bedroom, 5-bath house of 5,390 square feet, closed at its $9,999,000 list price on October 13, 2026, after 57 days, or $1,855 per square foot.
None of the three houses closed over list. Two closed under it, one by $5,464,000. Unit 9 at 2500 Steiner, by contrast, closed $1,225,000 over list at a per-foot price more than 1.5 times the best house in the set. In this set, in fall 2026, the 9th-floor co-op with the panoramic view brought more per foot than any house.
What's driving the numbers
Three forces show up in the MLS data for this pocket of Pacific Heights in the August to November 2026 window.
The view premium is steep. Two of the twelve closings were in the water-view tier, two in the city-plus-water tier, two in the city tier and six had no view listed. Three closings list Golden Gate Bridge views, and they hold the top three per-foot figures: unit 9 at $4,921, 2833 Vallejo Street at $3,142 and 2090 Vallejo Street at $2,025. Every other closing with a recorded size falls between $1,268 and $1,855 per square foot.
Condos moved fast and over list. All eight condos closed above asking, by $40,000 at the low end and $775,000 at the high end, and none took more than 20 days. That is a competitive market for well-presented attached units, and it sets the tone for any unit at 2500 Steiner that might reach the market at a lower price point than unit 9.
Parking is close to universal in this set. Eleven of the twelve closings carried parking, a 92% share. A unit without a space is the exception here, and the one condo in the set without parking, 2415 Buchanan Street #3, also posted the lowest per-foot price at $1,268.
The surrounding housing tells the same story of age and owner occupancy. In the Census block group around the building, the median year a structure was built is 1938, and 63.8% of occupied units are owner-occupied, according to the US Census American Community Survey 2023 five-year estimates.
Location: transit and walkability at Steiner and Jackson
2500 Steiner carries a 98 Walk Score (Walker's Paradise), a 79 Transit Score (Excellent Transit) and a 68 Bike Score (Bikeable). The nearest Muni stop, Jackson St and Steiner St, is about 13 meters from the building and is served by the 24 Divisadero, according to SFMTA transit data. The 22 Fillmore stops at Fillmore St and Jackson St, about 132 meters away. The 1 California stops at Sacramento St and Fillmore St, about 329 meters away, and the 45 Union-Stockton stops at Union St and Fillmore St, about 513 meters away.
What to consider before buying at 2500 Steiner
A building with a single sale in two years and a per-foot number far above its neighbors deserves a sober read. Here are the tradeoffs I would put in front of any buyer.
Co-op ownership is a different transaction
In a co-op you buy shares in the corporation that owns the building and receive the right to occupy your unit, rather than a deed to the unit itself. In my experience, that brings a board review of the buyer and house rules that can limit leasing or renovations. Confirm the building's current rules, its financial statements and any underlying building loan before you write an offer, and talk with a lender early about financing a co-op purchase at this price.
The in-building record is one sale deep
One closing in 24 months is not a trend. The $4,921 per-square-foot figure reflects a specific unit: the 9th floor, 3,500 square feet, panoramic water views and parking. A lower-floor unit or one with a narrower view would not price off that number, and I would not use it as the anchor for any other unit in the building.
There is nothing to buy today
No unit at 2500 Steiner was listed for sale as of November 6, 2026. If you want to own here, you are waiting for an owner to decide to sell, and that can take a long time in a building that trades this rarely. Waiting buyers who line up their financing and documents ahead of time are the ones who can act when a unit appears.
Time on market runs longer at this price
Unit 9 took 45 days to sell, against a citywide 12-month median of 12 days. At this price, a slower clock is normal, but it cuts both ways. A seller should plan for a longer marketing period; a buyer should not assume a unit that has been listed for a month is a sign of a problem.
What to watch next quarter
In my experience, San Francisco's fall selling season tapers toward Thanksgiving and the market goes quiet through December, then picks up after Valentine's Day for the spring season. A new listing at 2500 Steiner in the next quarter is possible but not something the data can predict, since the building has produced one closing in 24 months.
What you can watch is the comp set around it. If Pacific Heights condos keep closing over list inside three weeks, as all eight did between August 26 and November 4, 2026, the next attached unit in this pocket is likely to be competitive. If the houses between $9,999,000 and $19,536,000 keep closing at or under list, as all three did in the same window, that suggests buyers at the top end are negotiating hard on large houses even as one of them paid over list for a view unit. Whether the October 2026 co-op sale is a one-off or a new benchmark will only become clear with the next in-building closing.
For other building-level reads, see our 1776 Sacramento building guide, our Four Seasons Private Residences at 706 Mission guide and our guide to The Avery.
How much did the last unit at 2500 Steiner sell for in 2026?
Unit 9 at 2500 Steiner closed at $17,225,000 on October 23, 2026, the only MLS closing in the building in the 24 months to November 2026. It is a 4-bedroom, 4-bath co-op of 3,500 square feet on the 9th floor, which works out to $4,921 per square foot. It was listed at $16,000,000 and sold $1,225,000 over that price after 45 days on market.
Is there a unit for sale at 2500 Steiner right now?
As of November 6, 2026, no unit at 2500 Steiner is listed for sale on the MLS. The building has produced one closing in the last 24 months, unit 9 in October 2026, so listings here are rare. If you want to buy in the building, having your financing and documents ready before a unit appears gives you the best chance to act quickly when one does.
Is 2500 Steiner a condo or a co-op?
2500 Steiner is a co-op: the October 2026 sale of unit 9 is recorded on the MLS as a co-op, not a condominium. In a co-op, you buy shares in the corporation that owns the building and receive the right to occupy a unit, rather than a deed. Plan for a board review of the buyer, ask early how your lender handles co-op financing, and confirm the current house rules and financials directly with the building.
How fast do Pacific Heights properties near 2500 Steiner sell?
Between August 26 and November 4, 2026, the eight nearby Pacific Heights condos in the comp set sold in 3 to 20 days, all over list. The three single-family houses took 17 to 57 days, and none closed over list. Unit 9 at 2500 Steiner took 45 days. The citywide median over the trailing 12 months was 12 days on market.
How does 2500 Steiner compare with nearby Pacific Heights houses?
In October 2026, unit 9 at 2500 Steiner closed at $4,921 per square foot, more than any nearby house in the comp set. The highest house figure was $3,142 per square foot at 2833 Vallejo Street, which closed at $19,400,000 on October 13, 2026. 2090 Vallejo Street closed at $19,536,000, or $2,025 per square foot. Both houses closed under list; unit 9 closed over it.
What transit is near 2500 Steiner Street?
As of November 2026, 2500 Steiner carries a 79 Transit Score and a 98 Walk Score. The 24 Divisadero stops at Jackson St and Steiner St, about 13 meters away, according to SFMTA data. The 22 Fillmore stops at Fillmore and Jackson, about 132 meters away, and the 1 California stops at Sacramento and Fillmore, about 329 meters away. The 45 Union-Stockton is about 513 meters away.
Talk to me about 2500 Steiner
If you own at 2500 Steiner or are waiting for a unit there, I can pull the full comp set behind this update, by floor, view and property type, and walk you through what it means for a realistic list price or offer. I'm Chris Chour, founder/broker of EON Real Estate. Most of my work is single-family and condo transactions in SF's luxury neighborhoods. When you are ready, reach out through our contact page.
Last updated: November 6, 2026
