Selling a unit at the Four Seasons Private Residences at 706 Mission in 2026 is a pricing problem first. Three units closed in the six months to September 2026 at a $4.2M median and $1,511 per square foot, inside a $1.5M to $6.1M range (MLS). Floor and view set where yours lands.
Unless otherwise noted, all market figures in this guide are from MLS data. Here is the decision in front of you. This is a branded tower in Yerba Buena where the buyer pool is thin and the per-square-foot numbers swing by nearly double from one line to the next. Set the list price off the wrong comp and you become the listing that sits. I am Chris Chour, founder and broker of EON Real Estate. Most of my work is single-family and condo transactions in San Francisco's luxury neighborhoods, and the discipline that sells a unit like this is the same every time: find the handful of in-building sales that actually resemble yours, read what the floor and the view did to the number, and price to that reality. Three recent closings, plus the one unit currently listed, give us enough to work with. They also tell a cautionary story about overpricing that is worth sitting with before you sign a listing agreement.
The 706 Mission market right now
A building this size does not trade often, so the valuation basis is narrow by design. Over the six months ending September 2026, three units at 706 Mission closed, and one remained active as of early October. All three recent sales carried city and city-light views, and all three included parking. The median close was $4.2M at a median $1,511 per square foot, with the range stretching from a $1.5M two-bedroom on the sixth floor to a $6.1M three-bedroom on the tenth.
For context, the San Francisco median close across all for-sale residential was about $1.76M over the trailing twelve months, at a median 12 days on market. The units at 706 Mission sit well above that median on price and well below it on speed. The three closings took 126 to 191 days to sell. That is the first number I make a seller here internalize. This is not a neighborhood resale that moves in a couple of weeks. It is a specialized property with a specialized buyer, and the marketing window reflects that.
The building itself is new construction, with the recently closed units built in 2020 and 2021 per their MLS records. The floor plans that traded ranged from a 1,301-square-foot two-bedroom to a pair of larger 2,780-square-foot homes. The location earns a 98 Walk Score and a 100 Transit Score, near the top of the scale: the 14 and 14R Mission lines stop within about 20 seconds of the door, and the Market Street surface lines, including the F historic streetcar, are a block north. Yerba Buena also runs slightly warmer and less foggy than the citywide average, about 1.3 degrees Fahrenheit warmer on the trailing readings (NWS). None of that sets your price. All of it shortens the list of objections a buyer can raise.
Three seller scenarios at 706 Mission
The recent sales sort cleanly into three situations. Find yours, then read the approach and the risk that comes with it.
Scenario one: the high-floor premium unit
This is the 706 Mission Street #1001 story. A three-bedroom, three-bath home on the tenth floor, 2,780 square feet, with panoramic city and San Francisco views and two parking spaces. It listed at $5,995,000 and closed at $6,100,000 in August 2026, about $105K over ask, after 126 days on market (MLS). It was both the most expensive sale and the fastest, at $2,194 per square foot. If your unit is high in the building, has the third bedroom, and carries two parking spaces, this is your comp. The approach: price into the premium, but back it with the specifics that earned it, because the buyer who pays $6M is comparing your floor, your view, and your parking against every alternative. The risk: even a correctly priced premium unit here took four months to sell. The over-ask result does not mean fast.
Scenario two: the large mid-floor unit
This is the cautionary one, 706 Mission Street #801. The same 2,780 square feet as the tenth-floor home, but configured as a two-bedroom, three-bath on the eighth floor. It listed at $4,555,000 and closed at $4,200,000 in September 2026, roughly $355K under ask, after 180 days on market (MLS). Same square footage as #1001, a $1.9M lower price, and a $1,511 per-square-foot result against the other unit's $2,194. The approach: if you own a large but lower-floor unit, or one with fewer bedrooms than its footage suggests, price to your line's reality and resist anchoring to the top-floor number. The risk is spelled out in that $355K give-back. I do not sugarcoat this part: the seller chased a price the floor and the bedroom count did not support, and the market corrected it over six months on the clock.
Scenario three: the entry two-bedroom
This is 706 Mission Street #6C, a 1,301-square-foot two-bedroom, two-bath on the sixth floor with a city-lights view and parking. It listed and closed at exactly $1,500,000 in July 2026, at $1,153 per square foot, after 191 days on market (MLS). It was the lowest price, the lowest per-square-foot figure, and the longest time on market of the three. The approach: the smaller two-bedroom is the most accessible way into the building, and pricing it at list rather than reaching produced a clean, if slow, result. The risk: this tier carries the longest window of all, so a seller who needs a faster outcome has to decide between patience and a sharper opening price.
Pricing discipline: show the math
The per-square-foot method is the honest way to price a unit here, as long as you apply it line by line rather than across the whole building. Take the two full-floor units. Both were 2,780 square feet. 706 Mission Street #1001 on the tenth floor closed at $6.1M, which is $2,194 per square foot. 706 Mission Street #801 on the eighth floor closed at $4.2M, or $1,511 per square foot. Identical footage, a 45 percent gap in the per-square-foot number. That gap is the dollar value the market placed on two more floors, the third bedroom, panoramic exposure, and the extra parking.
Now anchor your own unit. If you hold a high-floor three-bedroom with parking, the $2,194 figure is your starting reference, adjusted down for anything yours lacks. If you hold a lower or mid-floor unit, start from the $1,511 result on #801 and adjust from there. The entry two-bedroom tier is set by 706 Mission Street #6C at $1,153 per square foot. Here is what I would tell you to do before you set a number: build the list price up from the comp that matches your floor and view, then pressure-test it against the 126-to-191-day reality. A price that only works if the perfect buyer appears in week two is not a price, it is a wish. If you want to see how the same floor-and-view math plays out in other new towers, our guide to selling a condo at 181 Fremont and the MIRA SF seller's guide walk through the same discipline.
706 Mission by the numbers
What to consider before you list
Every other listing presentation sells you the upside. My job is to name the tradeoffs before they cost you money on the clock.
The buyer pool is small, so the window is long
The three recent sales took 126 to 191 days to close, against a citywide median of 12. A branded residence at this price has a narrow set of qualified buyers, and they are not in a hurry. Do not set your expectations, or your carrying-cost budget, around a fast neighborhood-style sale. Plan for four to six months and price so you are not the stale listing in month five.
Square footage does not set the price
The clearest lesson in the data is the two 2,780-square-foot units that closed $1.9M apart. If your pricing conversation starts with footage rather than floor level and view, you are anchored to the wrong number. The #801 result, $355K under ask after 180 days, is what happens when a mid-floor unit is priced off a high-floor comp.
Parking and view are not cosmetic
Every recent sale here included parking, so a unit without it reads as the exception a buyer will discount. The same is true of view and floor level. These are not finishing touches that a nice listing photo can paper over. They are the levers that moved the price six figures between otherwise comparable homes, and they belong at the center of your pricing, not the margins.
Staging and the marketing window
A unit like this sells on light and its views, so the photography has to carry the floor and the exposure that justify the price. Shoot the view at the hour it looks best, document the parking and any storage, and present the unit vacant or lightly staged rather than crowded with a prior owner's furniture. Because the window here runs four to six months, the marketing plan matters as much as the first weekend. One honest piece of advice: do not launch at an aspirational price and plan to cut later. I have watched a visible price reduction brand a unit as troubled to the small pool of buyers watching it, and in this building the long days-on-market counts make that risk real. Open at the number your floor and view support, and let the comp math, not optimism, set it. Remember that your net also depends on the costs of the sale, which our note on what seller closing costs really cover breaks down.
Off-market or listing on the MLS
For most units at 706 Mission, listing on the MLS wins, because price discovery is the whole game when the buyer pool is thin and the per-square-foot spread is wide. You want every qualified buyer to see the unit and compete, not a quiet pocket listing that a single buyer anchors low. Off-market makes sense in a narrow case: genuine privacy needs, or a seller testing interest before committing to a public launch. EON is a member of Top Agent Network, an invite-only group of top-producing San Francisco agents (source: Top Agent Network), which gives us a real off-market audience to test a unit quietly when privacy is the priority. For most sellers here, though, the open market and a disciplined price do more for the final number.
How much is a Four Seasons Residence in SF?
Recent resales at 706 Mission ran from $1.5M to $6.1M over the six months ending September 2026, with a median close of $4.2M and a median $1,511 per square foot (MLS). Your number depends on floor level and view, plus bedroom count and parking. A sixth-floor two-bedroom set the entry at $1.5M, while a tenth-floor three-bedroom with two parking spaces reached $6.1M.
Who owns the residences at 706 Mission Street?
The residences at 706 Mission are individually owned condominium units, each sold separately on the open market, which is why three separate units closed over the six months ending September 2026 (MLS). As a seller, you hold title to your specific unit. Confirm your HOA details and any building-service terms on your own closing documents before you list.
How do Four Seasons private residences work?
They are for-sale condominium homes, which means an owner holds title to a specific unit and pays homeowners association dues toward the building's shared services and common areas, as the 2026 resale activity on the MLS confirms. The exact dues and the services they cover vary by unit and should be verified on the current listing and HOA documents rather than assumed.
Are Four Seasons residences worth it?
In resale terms, the 2026 market paid between $1,153 and $2,194 per square foot for units here, so the value depends entirely on which unit and what it offers (MLS). A high-floor three-bedroom with views and parking commanded the top of that range and sold over ask, while a mid-floor unit priced above its floor gave back $355K. Worth is set by the specifics, not the brand.
How long do units at 706 Mission take to sell?
Expect a long window: the three units that closed in the six months ending September 2026 spent 126 to 191 days on market, far above the citywide median of 12 (MLS). The thin buyer pool for branded luxury condos is the reason. A seller here should plan for roughly four to six months and price to avoid a reputation-damaging reduction.
What drives the price difference between units at 706 Mission?
Floor level and view drive it most, with bedroom count and parking close behind, as of 2026 (MLS). The clearest proof: two 2,780-square-foot units closed $1.9M apart, with the tenth-floor three-bedroom at $2,194 per square foot and the eighth-floor two-bedroom at $1,511. Same footage, very different homes. Price your unit off the line that matches yours, never the building's highest result.
Talk to me about selling at 706 Mission
When you are ready to set a number, I can pull the in-building comp set for your exact floor and line, show you the per-square-foot math, and build a marketing plan around the real four-to-six-month window instead of a hopeful one. No pressure and no pitch, just the comps and a straight read on where your unit sits.
