Selling in the Inner Mission, San Francisco in 2026 means pricing by property type, because the types barely overlap. Nineteen single-family houses closed in the six months to November 2026 at a $2.65M median, every one above list. Sixty condos closed at a $959K median, and twelve TICs at $899K.
Unless otherwise noted, all market figures in this guide are from MLS data, with closings through November 10, 2026. 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. The Inner Mission is part of the Mission District, which takes its name from Mission San Francisco de Asís, built in 1776 by the Spanish (Wikipedia). The housing here is a mix that confuses a quick read of the numbers: Victorian and Edwardian houses and flats from around 1900, early-2000s condo buildings on streets such as Harrison and Folsom, and small two- to six-unit buildings, many sold as tenancies in common. Condos are half the market: 95 of the 188 closings in the last 12 months. As of Q4 2026, the market is moving. The last 30 days produced 20 closings at a $1.44M median and a 14-day median on market. Most sellers I talk with here are weighing one question: list now, into the last weeks of the fall cycle, or prepare over the winter and launch after Valentine's Day. The sections below cover the current numbers, three seller situations anchored to real closings, the per-square-foot math behind a list price, and the tradeoffs worth pricing in before you sign a listing agreement.
The Inner Mission market right now
The last 30 days show why a blended median misleads in this neighborhood. Six single-family houses closed, all above list: 907 Treat Avenue, a three-bedroom of 1,712 square feet, listed at $1.995M and closed at $2.70M in 16 days. 837 South Van Ness Avenue, a four-bedroom of 4,016 square feet, listed at $4.30M and closed at $4.995M. On the same calendar, 964 Potrero Avenue, a 750-square-foot one-bedroom condo, listed at $585K and closed at $550K after 82 days. Averaging those three into one number tells a seller nothing, so I read each property type on its own.
Widen to the trailing six months and each type steadies. The 19 single-family houses carry a $2.65M median, a $1,290 median price per square foot and a 12-day median on market. The 60 condos closed at a $959K median ($1,015 per square foot, 21 days), with 42 above list, 6 at list and 12 under. The 12 TICs closed at an $899K median ($848 per square foot, 25 days), split 5 above list, 2 at list and 5 under. Over the full 12 months, the median across all closings was $1,259,500, up 5.9% from the prior 12 months.
Supply is moderate. Forty-three listings were active in November 2026: 13 condos, 7 single-family houses, 6 TICs, 6 multi-family buildings and a handful of duplexes, triplexes, mixed-use buildings and lots. Active listings stay address-private per MLS rules, but the count tells a condo seller that buyers have alternatives, and a house seller that they have few.
Inner Mission by the numbers
Three seller scenarios
Most Inner Mission listings fall into one of three situations, and the right strategy differs for each.
Scenario 1: The Victorian or Edwardian single-family house
This is where the competition is. 2640 Bryant Street, a renovated three-bedroom of 1,689 square feet, listed at $1.995M and closed at $2.65M in 7 days, 32.8% over list and $1,569 per square foot. 3338 23rd Street, a three-bedroom from 1878, listed at $1.785M and closed at $2.805M in 7 days, 57.1% over. 836 Alabama Street, a four-bedroom remodeled to the studs, listed at $1.595M and closed at $2.71M in 12 days. What I'd tell you to do is list near the low end of recent closings with a firm offer date, and let competing buyers set the price, because all 19 houses that closed in the last six months went over list. The tradeoff is that a low list price only works with a complete disclosure package and pre-sale inspections in hand on the first day. Don't list low and then accept an early offer before the review date; you give away the competition the strategy depends on.
Scenario 2: The two-bedroom condo, Victorian flat or 2000s building
Condos split on size, condition and parking. 2968 21st Street, a two-bedroom condo of 1,272 square feet in a 1900 building with two parking spaces, listed at $1.395M and closed at $1.60M in 7 days. 807 Shotwell Street #1, a renovated two-bedroom of 1,152 square feet in a 2002 building, closed at $1.38M against a $1.195M list in 13 days, and 2773 Folsom Street #201 closed at $1.30M against $1.149M. The small units tell a different story: 135 Valencia Street #A201, an 810-square-foot two-bedroom, closed 3.4% under list after 39 days, and 728 Alabama Street #101 closed at $721K against a $725K list after 33 days. My recommendation for a condo is to price from same-size closings and to lead the marketing with the features that moved the winners: parking, a second bathroom and a renovated kitchen. The tradeoff is that with 13 condos active in November, a buyer has options, so a condo priced above its comps waits while the next one sells.
Scenario 3: The TIC or small multi-unit building with tenants
Occupancy and condition set the price here. 3424 19th Street, a fully remodeled two-bedroom TIC a block from Valencia Street, listed at $988K and closed at $1.25M in 8 days, or $1,225 per square foot. 2937 Harrison Street, a three-bedroom TIC with no renovation noted, listed at $699K and closed at $610K after 77 days. Among small buildings, 1383-1385 Florida Street, a tenant-occupied duplex, closed at $1.51M against a $1.299M list in 13 days, while 3159-3163 23rd Street, a four-unit building with tenants in part of it, took 91 days to close at $1,561,500 against a $1.549M list. The recommended approach is to decide the occupancy plan before you price: a vacant unit sells to owner-occupiers, an occupied one sells to investors on income. The tradeoff is a smaller buyer pool and a longer timeline for an occupied building, so get legal advice on the SF rent rules before you list.
Pricing discipline: setting the list price from the comps
I set an Inner Mission list price from per-square-foot math against the closest same-type closings inside the neighborhood, then adjust for condition, parking, outdoor space and the offer strategy. For a renovated three-bedroom house, the useful range runs from the six-month single-family median of $1,290 per square foot up to $1,577 at 907 Treat Avenue, with 2640 Bryant Street at $1,569.
Run that on a renovated 1,700-square-foot three-bedroom. At $1,290 per square foot it pencils to about $2.19M; at $1,569 to about $2.67M; at $1,577 to about $2.68M. That is the expected-value range, not the list price. 907 Treat Avenue and 2640 Bryant Street both listed at $1.995M and closed at $2.70M and $2.65M, so a list price below the expected range concentrates buyers into one offer date.
Condos run the same math on a smaller base. For a renovated two-bedroom of about 1,150 square feet, the six-month condo median of $1,015 per square foot pencils to about $1.17M; $1,117 (2773 Folsom Street #201) to about $1.28M; $1,198 (807 Shotwell Street #1) to about $1.38M. Don't set either list price below a number you would accept. If a single offer arrives near list, you negotiate from your own published number.
Closed-sale prices and addresses are public record, which is why they are named here. Active and pending listings stay address-private per MLS rules, so a seller's view of the competing inventory comes through me.
Staging, photography, and the marketing window
Inner Mission housing is old: of the 19 single-family houses that closed in the last six months, 9 list a year built of 1900 in MLS data. Stage these houses to their era. The renovated comps led with updated kitchens, refinished hardwood floors and original detail such as high ceilings and staircases. Parking is a differentiator: 2968 21st Street, with two spaces, closed 14.7% over list in 7 days. If you have a garage space, show it clean and empty and name it in the first line of the listing. Walkability is high on nearly every block, from a 96 Walk Score on the 800 block of York Street to 99 on the 0 and 500 blocks of Bartlett Street, and the 24th Street BART entrance at 24th and Mission is about 769 meters from the neighborhood's center (BART). Shoot the street as well as the rooms. Plan a two-weekend launch: the six-month single-family median was 12 days on market and the condo median 21. Don't over-renovate for the sale; for a condo or TIC, cosmetic prep plus a pre-sale inspection usually beats a remodel on timing and return.
Off-market versus listing on the MLS
For most Inner Mission sellers in 2026, the open MLS listing is the better tool: all 19 single-family houses that closed in the last six months went above list, which is price discovery from competing buyers. Off-market sales do happen here. The MLS records 41 Inner Mission sales closed off the MLS since March 2021, 12 of them in 2026, most of them TICs and condos. Off-market makes sense when privacy matters more than the last dollar, when tenants make public showings hard, or when your timing does not fit the spring or fall cycle. As a member of Top Agent Network (an invite-only network of top-producing agents, per Top Agent Network), I can show a property privately to active buyers before it goes live, then move it to the full MLS if the private round does not deliver. The move to avoid is a long, quiet off-market campaign on a renovated house that the open market would bid up in a week.
What to consider before you list
Three tradeoffs deserve a line in your plan before you list.
A small condo sells slowly
964 Potrero Avenue, a 750-square-foot one-bedroom, closed 6.0% under list after 82 days, and 135 Valencia Street #A201 took 39 days to close under list. When size is not the selling point, price to the same-size closings from the first day rather than waiting for the market to come to you.
An occupied building sells to a smaller pool
647-649 Capp Street, a tenant-occupied triplex, closed just 3.0% over list after 21 days, and 3159-3163 23rd Street took 91 days. A vacant duplex at 1336-1338 San Bruno Avenue closed at $2.30M, 15.3% over list, and 40-44 San Carlos Street, a three-unit building, took 99 days to close under list. Compare offers on an occupied building against occupied comps, not vacant ones.
An overpriced condo sits
800 York Street, a two-bedroom condo of 1,173 square feet, listed at $1.295M and closed at $1.275M after 40 days, while 804 York Street, a renovated two-bedroom on the same block, listed at $1.298M and closed at $1.51M in 4 days. Condition and layout earn the premium, not the address.
If you are weighing the Inner Mission against a neighbor, the Mission Dolores buyer's guide covers the blocks to the west, and the Potrero Hill buyer's guide covers the hill to the east.
How much do homes sell for in the Inner Mission in 2026?
In 2026, Inner Mission single-family houses closed at a $2.65M median over the six months to November, at a $1,290 median price per square foot. Condos closed at a $959K median and TICs at $899K. The single-family range was wide: from $1.05M for a 645-square-foot one-bedroom house at 1354 Natoma Street to $4.999M at 877 Treat Avenue.
Are Inner Mission property prices going up or down?
Up overall, as of November 2026: the 12-month median across all closings was $1,259,500, 5.9% above the prior 12 months' $1,189,000. The last 30 days closed at a $1.44M median. Condos are flat to slightly down, with the six-month condo median 1.4% lower than a year earlier, so read the direction by property type.
Do Inner Mission homes sell over asking?
Single-family houses do: in the six months to November 2026, all 19 closed above list. 2269 Bryant Street closed 88.3% over and 836 Alabama Street 69.9% over. Condos mostly do, with 42 of 60 above list and 12 under. TICs split evenly, 5 above and 5 under. Judge offers against closed comps of the same type, not the asking price.
How long does it take to sell in the Inner Mission?
About two weeks for most properties as of November 2026: the median closing in the last 30 days took 14 days on market. Over six months, single-family houses took a 12-day median, condos 21 days and TICs 25 days. Small condos and multi-unit buildings were among the slowest: 964 Potrero Avenue took 82 days and 40-44 San Carlos Street took 99.
How walkable is the Inner Mission?
Very walkable: as of November 2026, the neighborhood's center carries a 98 Walk Score (Walker's Paradise), an 85 Transit Score and a 99 Bike Score. Block scores run from 96 on the 800 block of York Street to 99 on the 0 and 500 blocks of Bartlett Street. The 24th Street BART entrance at 24th and Mission is about 769 meters from the center, and the 12 Folsom-Pacific Muni line stops at Folsom and 20th Streets.
Talk to me about selling in the Inner Mission
When you are ready to see what your house, condo or TIC would do in this market, I can pull the closings most like yours, run the per-square-foot math for your condition and parking, and lay out which prep is worth paying for before a spring or fall launch. No pressure and no obligation, just the real numbers for your property.
