Selling a home in Hayes Valley in 2026 means pricing into a split market: renovated two-bedroom condos and TICs are closing in one to three weeks, while the condo median sits 4.1 percent below last year. Here is the current data, three seller scenarios with real comps, the pricing math and the off-market decision.
Unless otherwise noted, all market figures in this guide are from MLS data.
The decision in front of a Hayes Valley seller right now is not whether the neighborhood has demand. It does: 29 closings in the past 90 days, and average market time across the trailing year fell to 36 days from 45 the year before. The decision is which segment your home actually competes in, because the segments are moving in different directions. The condo median slipped 4.1% year-over-year while TICs edged up 5.8%, and the two single-family closings in the recent comp window landed at $835,000 and $7.3M. A blended neighborhood number would tell you almost nothing about your own sale.
That segmentation is the whole playbook. A renovated two-bedroom flat on Lily Street and a Victorian fixer on Buchanan Street are different transactions with different buyer pools, different pricing logic and different marketing windows. After running comp sets on this year's Hayes Valley closings, I group most sellers into three scenarios, and each one gets its own section below: the turnkey two-bedroom condo, the TIC in a small building, and the single-family outlier. Before the scenarios, the numbers that set the table.
The Hayes Valley market right now
Condos are the market here. They made up 59% of the trailing year's 122 closings, and over the last 30 days they posted a $1.05M median sale price on 5 closings, with a median 18 days on market and $1,132 per square foot. That 30-day median sits 4.1% below the same window a year ago, so pricing off last year's neighbor is how condo sellers end up chasing the market down.
TICs tell a firmer story: a $1.38M median, $1,018 per square foot, and a 12-day median market time, up 5.8% year-over-year. The rest of the neighborhood's sales are small-building income property and a thin single-family segment covered in the scenarios below. As backdrop, the citywide median close ran $1.82M over the trailing 12 months, with average price per square foot in Hayes Valley up 7.1% year-over-year; the fuller citywide picture is in our Q2 2026 San Francisco market report.
Hayes Valley by the numbers
Three Hayes Valley seller scenarios for 2026
Scenario 1: the renovated two-bedroom condo or flat
This is the deepest buyer pool in the neighborhood, and the comps prove it moves fast. 306 Lily Street #B, an 820-square-foot two-bedroom renovated in 2022, listed at $950,000 and closed at $1,050,000 in 11 days this May. 423 Waller Street #7, a top-floor two-bedroom, closed at $1,168,000 in 13 days in July at $1,411 per square foot. 180 Lily Street closed at $1,160,000 this June, 16.6% over its $995,000 list price, in 15 days.
The recommended approach: price at or slightly under the recent renovated comps and let the two-week window work. The tradeoff is that this segment punishes stretch pricing. 245 Laussat Street, also a renovated two-bedroom, sat 31 days before closing at $1,100,000, the longest run in the renovated-condo comp set. Two weeks of silence in a segment where peers close in 11 to 13 days reads as a price signal to every buyer watching.
Scenario 2: the TIC in a small building
TIC sellers hold the fastest-moving segment in the neighborhood. 237 Pierce Street, a 1,468-square-foot two-bedroom, closed at $1,375,000 in 8 days this March. 616 Page Street, a 1,667-square-foot three-bedroom in a William Mooser Victorian, closed at $1,500,000 in 13 days this June, and 834 Page Street closed at $1,785,000 in 12 days in April. The segment's 12-day median market time is the fastest in the neighborhood.
If your TIC is renovated and in a small building, I'd list it on the MLS and price it against the TIC comps above, not against condos. TICs trade at $1,018 per square foot versus $1,132 for condos, and buyers shopping this segment know the discount. The tradeoff: the buyer pool is thinner because fractional financing involves a smaller lender set, so a broken escrow costs you more calendar time than it would a condo seller.
Scenario 3: the single-family outlier, fixer or trophy
Only two single-family homes closed here in the recent window, and the spread is the story: 535 Buchanan Street, an 836-square-foot Victorian fixer, took $835,000 in 19 days in April, while 50 Carmelita Street, a 3,855-square-foot home, took $7,300,000 in 7 days at $1,894 per square foot in June. Condition and scale set the price tier; the neighborhood sets the demand.
I don't sugarcoat the hard part of this scenario: with two data points, there is no reliable in-neighborhood median for a single-family seller to anchor on. The recommended approach is to comp by condition and size against the closest sold matches, then pressure-test the number against buyer behavior in the first two weekends. The tradeoff of a thin segment cuts both ways, since scarcity can produce a 7-day sale like Carmelita or a quiet market with no active competition to validate your price.
Pricing discipline: the comp math
Here's what I'd tell you to do before setting a list price: run the per-square-foot math on the two closest closed sales and be honest about which one your home resembles. 306 Lily Street #B closed at $1,050,000 on 820 square feet, which is $1,280 per square foot. 423 Waller Street #7 closed at $1,168,000 on 828 square feet, $1,411 per square foot. Nearly identical size, yet 10% apart on price per square foot; the difference is finish level, floor position and light, not square footage.
List-price strategy shows up in the same records. 544 Waller Street #2 listed at $895,000 and closed at $1,178,000, 31.6% over list, in 11 days. 423 Waller Street #7 listed at $1,199,000 and closed 2.6% under list. Under-listing works in this neighborhood when the property photographs well and the segment is deep; listing at the ceiling works only when a recent closed comp already proved the number. Don't invent a premium the comp set can't support, and don't price a project-condition home against renovated sales, which is the single most common Hayes Valley seller mistake in the data above.
Staging, photography and the marketing window
Hayes Valley's housing inventory is Victorian, Queen Anne, and Edwardian townhouses mixed with newer condo buildings (Wikipedia), and the core blocks carry a 1938 median year built per Census ACS records. Staging should lean into that: period detail reads as value here, and two-bedroom units are the neighborhood's center of gravity at 45.9% of the past year's sales. Photograph the light. National Weather Service station readings around Hayes Valley ran about 1.3°F warmer than the citywide baseline with almost none of the fog share the citywide stations logged, and afternoon exteriors should show it.
Location assets belong in the marketing package too: Patricia's Green and Hayes Valley Playground anchor the retail core, Koshland Park and the Page Street Community Garden cover the quieter south blocks, and the 7 Haight-Noriega stop at Haight and Buchanan Streets sits about a three-minute walk from the neighborhood's center (SFMTA). On timing, I plan launches around the two windows the San Francisco calendar actually gives you, the spring run that winds down in June and the fall window from late August through Halloween. A July seller is usually better served prepping for a post-Labor Day launch than listing into the gap.
Off-market or on the MLS: making the call
This neighborhood has a real private market: 38 Hayes Valley homes have sold off-market since 2020 at a $1.4M median, including 6 already in 2026 at a $1.24M median. The mix runs 24 condos, 10 TICs, and 4 single-family homes. Off-market fits when privacy matters, when timing is tight, or when the realistic buyer pool is small enough to canvass directly. The MLS wins when price discovery is the point; 544 Waller Street #2 closing 31.6% over list is what open competition looks like. EON sits in the top 1% of agents per Top Agent Network's invite-only membership, which is the channel where those private Hayes Valley buyers and sellers actually meet. Weigh the certainty of a quiet sale against the upside the open market keeps proving, and note that either path carries the same transfer costs, covered in our guide to how San Francisco property tax works in 2026.
What to consider before you list
Condo pricing is soft year-over-year
The 30-day condo median is down 4.1% from a year ago. Buyers' agents see the same data, so a condo seller pricing at 2025 levels invites the slow-then-reduce spiral. Anchor to the last 30 to 90 days of closed sales, not to what a neighbor got last spring.
You are competing with 15 active listings
As of July 2026 there are 15 active listings against 9 sales closed in the past 30 days across all segments, and 9 of the actives are condos. Your buyer tours your competition the same afternoon they tour you, so condition gaps and price gaps are visible side by side.
The high-turnover blocks set buyer expectations
The first block of Buchanan Street logged 9 closings at a $780K median and the first block of Page Street logged 8 at a $1.05M median, the two fastest-turning addresses in the trailing year. Heavy turnover keeps comps fresh, but it also means buyers have recent, nearby price anchors and will use them against an outlier list price.
Is Hayes Valley a good neighborhood?
As of mid-2026, Hayes Valley pairs a 98 Walk Score with a housing market that closed 29 sales in the past 90 days (MLS). Most of the renovated two-bedroom condo comps closed in under three weeks, and the 90-day price range ran from $505,000 to $7.3M. Whether it fits a given buyer comes down to property type, block, and budget rather than any single neighborhood-wide answer.
What is Hayes Valley known for?
In 2026, Hayes Valley is best known for its boutique-and-restaurant retail core around Patricia's Green and for Victorian, Queen Anne, and Edwardian townhouses sitting between Alamo Square and Civic Center (Wikipedia). The neighborhood takes its name from Hayes Street, named for Thomas Hayes, San Francisco's county clerk from 1853 to 1856, who also started the first Market Street Railway franchise.
What is the wealthiest neighborhood in SF?
By 2026 sale prices, San Francisco's wealthiest neighborhoods sit well above the citywide $1.82M trailing-12-month median close (MLS), and Hayes Valley is not one of them: its condos posted a $1.05M median over the last 30 days. For the top of the market, start with our Pacific Heights market guide and its own 2026 pricing data for that neighborhood's single-family and condo segments.
Is Hayes Valley a walkable neighborhood?
As of 2026, Hayes Valley scores a 98 Walk Score, rated "Walker's Paradise," with a 96 Transit Score and an 81 Bike Score. The first block of Page Street scores a perfect 100 on both walking and transit. The 7 Haight-Noriega Muni stop at Haight and Buchanan Streets sits about 180 meters from the neighborhood core (SFMTA), so most errands and commutes here work without a car.
Why is Hayes Valley so expensive?
In 2026, Hayes Valley condos run $1,132 per square foot (MLS), and 51.6% of the trailing year's closings landed between $1M and $2M. Supply is the driver: only 15 listings are active in a neighborhood that closed 122 sales in the past year, two-bedroom units dominate at 45.9% of sales, and near-perfect walkability keeps the buyer pool deep. Demand is steady while the amount of inventory stays structurally thin.
Should you sell your Hayes Valley home off-market or on the MLS?
Since 2020, 38 Hayes Valley homes have sold privately at a $1.4M median (MLS), so off-market is a real option here, not a hypothetical. It fits sellers who value privacy or speed over price discovery. The open market keeps proving the other side of the trade: 544 Waller Street #2 closed 31.6% over its list price in 11 days. Match the channel to your priority, not to habit.
Talk to me about selling in Hayes Valley
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. If you're weighing a Hayes Valley sale, whether that's a two-bedroom flat on Lily Street or a TIC on Page Street, I can pull the segment-specific comp set and walk you through which scenario your home is actually in. No list-price pitch until the math supports one.
