Corona Heights is a small hilltop neighborhood just north of the Castro, and its 2026 market splits sharply by property type. Over the last 90 days the median sale landed near $1.79M (MLS), but single-family houses sold well above condos, and the recent sample is thin enough that you should read it carefully before pricing an offer.
Unless otherwise noted, all market figures in this guide are from MLS data.
Corona Heights is one of the smaller neighborhoods in San Francisco, a rocky hill wedged just north of Market Street and the Castro, and it trades on scarcity. Only a few dozen homes change hands here in a year, so every buyer is working from a thin set of comparable sales, and a single unusual house can distort the averages. That is the real challenge of buying here: the numbers move a lot from month to month, and the median can mislead you if you do not separate houses from condos first.
I'm Chris Chour, founder and broker of EON Real Estate, and most of my work is single-family and condo deals in neighborhoods like this one. The pattern I watch most closely in Corona Heights is the split between the houses on the upper slopes and the condos and flats closer to Market Street. They are two different markets sharing one name, and pricing an offer well starts with knowing which one you are actually in.
How the Corona Heights market actually works
The first rule in a neighborhood this small is to price by property type, never by a blended neighborhood median. Over the last twelve months, 50 homes closed in Corona Heights (MLS): condos were 44% of sales, single-family houses 36%, and the rest were tenancy-in-common and small multi-unit buildings. Over the last six months, single-family houses carried a $2.7M median and condos a $1.48M median, a gap of more than a million dollars for the same neighborhood. A single blended median would average a 654-square-foot condo against a 3,200-square-foot house, which tells you nothing useful about either.
The second rule is recency. The last 30 days held only two closings, so the 30-day median of $3.56M is not a real signal, it is two houses. The trailing 90 days give a steadier read: 10 closings at a $1.79M median. The trailing six months, 27 closings, land at a $2.11M median because that window caught more of the larger houses. When a sample is this thin, you weight the most recent sales more heavily, but you also widen the window until you have enough similar homes to compare.
Speed is the third signal. Homes closed in a median 12 days on market over the last six months (MLS), and the fastest went into contract with zero days on market, meaning it sold before the first public weekend. That pace tells you to come pre-approved and ready. Year over year, the median rose about 3.7%, and price per square foot rose more steeply, so the neighborhood held its value without the bidding chaos of the peak years.
Corona Heights by the numbers
The month-to-month line looks jagged for a reason: with only a handful of sales in any single month, one large house swings the median. July 2026 shows a spike to a $5.9M sale, and August drops to a single $1.225M condo (MLS). That volatility is why the six-month and 90-day windows are the honest way to read this market.
Reading Corona Heights by property type
The neighborhood behaves like several small markets stacked on one hill. Here is how each slice priced in 2026, and what moves the number within it.
Single-family houses
Houses are the top of the market. Over the last six months, the single-family median was $2.7M at about $1,519 per square foot (MLS). Size, condition, and view drive the spread: the renovated, larger houses on the upper streets reached into the $3M to $5.9M range, while smaller two-bedroom houses closer to Market Street closed near $1.75M. There were 18 house sales in the last year, so even this slice is thin.
Condos and flats
Condos are the entry point and the deepest part of the market, 44% of sales over the last year (MLS). The six-month condo median was $1.48M at about $1,458 per square foot. A one-bedroom opened the market at $825,000, while larger two-bedroom flats with parking and outdoor space closed between $1.6M and $2.5M. It is worth confirming what actually conveys with a unit before you write the offer. Condos also sold fastest, which matters when you are competing for the well-priced ones.
TICs and small multi-unit buildings
A TIC, or tenancy in common, means co-owning a single deed with other households, usually on a shared loan, and it typically prices below a comparable condo because the financing is narrower. Tenancy-in-common homes were 12% of sales over the last year (MLS). The current handful of active listings skews toward two- and three-unit buildings rather than single houses, so an owner-occupier competes with small investors here.
The hilltop setting
Corona Heights sits on a rocky peak next to its namesake park, and the terrain shapes value. National Weather Service readings near the neighborhood recorded clear skies about 31% of the time versus roughly 13% citywide, and fog about 4% of the time versus 10% citywide (NWS), so the higher view homes sit above the fog that grays out neighborhoods to the west. Roughly 72% of homes are owner-occupied and the median home value is near $2M (Census). A 92 Walk Score and 83 Transit Score put daily errands and the Muni 37-Corbett line within reach, though the 62 bike score reflects the climb. On the map of San Francisco neighborhoods, Corona Heights is often grouped with the Castro and Upper Market (Wikipedia).
What this looks like in practice
Say you are comparing single-family houses. When I price a Corona Heights house, I start with the closed houses and set the condos aside entirely. Three spring 2026 sales frame the range. 132 Corbett Avenue, a 2,107-square-foot house, listed at $2.495M and closed at $3.2M in May 2026, about $1,519 per square foot. 408 Roosevelt Way listed at $2.098M and closed at $3.475M in June 2026. Lower down, 121 Lower Terrace, a smaller two-bedroom house, listed at $1.495M and closed at $1.75M in June 2026.
The outlier that anchors the top of the market is 10 Deming Street, a 3,211-square-foot house that closed at $5.9M in July 2026, roughly $1,837 per square foot. That sale is a comparable only for the largest view homes, not for a two-bedroom, and using it to price a smaller house is the fastest way to overpay. On the condo side, the entry point was 247 Henry Street, a 654-square-foot one-bedroom that closed at $825,000 in June 2026 after 29 days on market, the slowest sale in the recent set. Budget for the full carrying cost too, including San Francisco property tax.
What to consider before buying in Corona Heights
This is the honest part. The same scarcity that makes Corona Heights hold its value also makes it easy to misread, and a few mistakes show up again and again.
Do not trust a blended median
The single most common error is pricing off a neighborhood-wide median that mixes an $825,000 condo with a $5.9M house. Over the last year the house median was $2.7M and the condo median $1.48M (MLS), a spread of more than a million dollars. Always compare within the same property type.
The recent sample is tiny
I don't sugarcoat the sample-size problem: only two homes closed in the last 30 days, and one was a $5.9M house that pulls every average upward. Ten sales in 90 days and 27 in six months are steadier reads, but even those are small. One unusual sale can move the median, so weigh several windows before you anchor an offer.
TIC and multi-unit financing is different
This is the part I flag for every buyer weighing the cheaper listings. A tenancy-in-common share and a small two- or three-unit building do not finance like a standard condo or house, and the loan terms can change what you can actually pay. Confirm the financing structure with your lender before you fall for the lower sticker price.
The hill is real
The views and the clearer skies come with steep grades and stairs. The 62 bike score and the climb to the upper streets are not for everyone, and parking on the narrow blocks is tight. Walk the actual block at different times of day before you commit, because a map does not show the incline.
How much does a home in Corona Heights cost in 2026?
As of August 2026, the median Corona Heights sale over the last 90 days was near $1.79M (MLS), but that single figure hides a wide split by property type. Single-family houses carried a $2.7M median over the last six months, while condos sat at $1.48M. The entry point was a one-bedroom condo that closed at $825,000 in June 2026, and the top sale reached $5.9M.
Is Corona Heights a good place to buy in 2026?
Corona Heights offered a fast, tight market in 2026, with homes closing in a median 12 days over the last six months and a 92 Walk Score for daily errands. The tradeoffs are scarce inventory and steep hills, so choices are limited and the terrain is demanding. Prices rose about 3.7% year over year (MLS), so the neighborhood held value without the bidding frenzy of the earlier peak.
How fast do homes sell in Corona Heights?
As of August 2026, homes in Corona Heights closed in a median 12 days on market over the trailing six months (MLS). The fastest went into contract with zero days on market, meaning they sold before the first public weekend. The average was longer, about 18 days, because a few slower, higher-priced houses pulled it up. Well-priced condos moved quickest, and overpriced houses sat longest.
Is Corona Heights foggy?
As of 2026, Corona Heights runs clearer than most of San Francisco. National Weather Service readings near the neighborhood recorded clear skies about 31% of the time versus roughly 13% citywide, and fog about 4% of the time versus 10% citywide (NWS). The rocky hilltop sits above the fog line that settles over neighborhoods closer to the ocean, which is part of why the higher view homes command a premium.
What is the difference between a condo and a TIC in Corona Heights?
In 2026, a condo in Corona Heights is a separately deeded unit you own outright, while a TIC, or tenancy in common, means co-owning one deed with other households, usually on a shared loan. Condos closed at a $1.48M median over the last six months, and the single TIC sold in the last year reached $2.311M (MLS). TICs usually price below comparable condos because the financing is narrower, though this one was a large, renovated flat.
Talk to me about Corona Heights
If you are weighing a Corona Heights house or condo, the useful first step is a within-type comp set for the exact block and property type you are considering, not a neighborhood average. I can pull that set, walk you through what is active and what recently closed, and tell you where an offer should realistically land. When you are ready, reach out and we will start with the numbers.
