The Inner Richmond is a fast, competitive market where property type sets the price. Over the six months ending October 2026, single-family homes closed at a $3,500,000 median, condos at $1,605,000, and TICs at $1,127,500. Condos sold in a median 8 days and single-family homes in 11. Unless otherwise noted, all market figures in this guide are from MLS data.
The two closings in the last 30 days show how this neighborhood trades in the fall of 2026. On October 21, a remodeled three-bedroom, two-bath condo of 1,673 square feet at 555 6th Avenue #A closed at $2,149,000 against a $1,395,000 ask, 54% over, in 8 days. Five days later, a five-bedroom, three-bath single-family home of 2,828 square feet at 711 12th Avenue closed at $3,500,000 against a $2,698,000 ask, 30% over, in 15 days. Two sales of two property types is not a median I would quote. What they do show is that buyers are still bidding well past the list price here this fall.
The six-month record says the same thing more firmly. Of the 13 single-family homes that closed between May and October 2026, 12 closed over asking. All 13 condos did. The one single-family exception, 371 6th Avenue, closed at $2,000,000 below its $2,269,000 ask after 321 days on the market, which tells you that the pricing discipline in the Inner Richmond runs in both directions. Price a listing low and the bids come in; price it high and it sits.
Inner Richmond by the numbers, October 2026
Read the monthly chart with care. It blends every property type, and May through September each held six to eleven closings, so it moves with whatever sold. The monthly median ran $1.47M in May 2026, then $2.12M in June and $2.09M in July. September 2026 was the busiest month of the year, with 11 closings at a $2.415M median. October's two sales put its median at $2,824,500. The per-type figures in the cards above are the steadier reference.
Single-family homes: the bidding is real
Thirteen single-family homes closed in the Inner Richmond in the six months ending October 2026, at a $3,500,000 median and $1,365 per square foot, with a median of 11 days on market. The size of the overbids is the story. A three-bedroom of 1,666 square feet at 729 4th Avenue closed at $3,225,000 in September against a $1,795,000 ask. A four-bedroom at 349 3rd Avenue closed at $2,460,000 in July against a $1,495,000 ask. At 780 4th Avenue, a two-bedroom, two-bath of 2,015 square feet closed at $4,000,000 in 3 days, or $1,985 per square foot, against a $2,977,000 ask.
Those asks were set low on purpose, and buyers know it. The useful number for a buyer is the close, not the list price. At the top of the range, a six-bedroom, four-bath home of 2,940 square feet at 219 4th Avenue closed at $5,400,000 in June 2026, the highest Inner Richmond sale of the past year, against a $3,625,000 ask. A renovated four-bedroom at 778 10th Avenue closed at $4,300,000 in 5 days, and a four-bedroom at 550 4th Avenue at $4,500,000 in 6 days. At the entry point, a renovated three-bedroom of 1,575 square feet at 466 11th Avenue closed at $2,150,000.
Over the trailing year, 11 of the 13 Inner Richmond sales between $3M and $5M were single-family homes. Four single-family homes are active now, from 363 5th Avenue, a four-bedroom asking $995,000, to 645 Clement Street, a three-bedroom of 4,663 square feet asking $4,200,000.
Condos: every sale over asking
Thirteen condos closed in the six months ending October 2026, at a $1,605,000 median and $1,285 per square foot, with a median of 8 days on market, and every one of them closed above its ask. Seven of the 12 with a recorded build year date to 1900 through 1924, so size and condition do most of the pricing. A two-bedroom of 1,107 square feet at 1026 Anza Street closed at $1,605,000 in 5 days. A vacant two-bedroom at 846 Cabrillo Street with park and Sutro Tower views closed at $1,832,000 against a $1,295,000 ask.
The larger units trade like houses. A remodeled three-bedroom, three-bath of 2,234 square feet at 533 7th Avenue closed at $2,800,000 in 6 days, and a bi-level four-bedroom upper unit at 566 6th Avenue, renovated in 2023, closed at $2,775,000. A five-bedroom unit at 462-464 11th Avenue closed at $4,440,000 in August. At the other end, two-bedroom units in the 1980s buildings on Arguello Boulevard closed from $1,180,000 to $1,409,000, and a 688-square-foot two-bedroom at 445 Arguello Boulevard #8 at $900,000. Two condos are active now, at 402 8th Avenue #301 ($995,000) and 626 Cabrillo Street ($1,395,000).
TICs and income buildings
TICs are the entry point, and they move more slowly. Six closed in the six months ending October 2026, at a $1,127,500 median and $927 per square foot, with a median of 53 days on market. The spread inside that set is wide. A renovated top-floor three-bedroom at 256 8th Avenue closed at $2,000,000 in 12 days, while one-bedroom units at 700 12th Avenue #A ($399,000) and 3036 Fulton Street #1 ($605,000) each took more than 130 days. TIC financing and shared-building terms differ from a condo, so price them against other TICs only. Three TICs are active now, from $1,195,000 to $2,065,000.
Income buildings are a large share of this neighborhood. Over the trailing year, duplexes logged 10 closings, fourplexes 5 and triplexes 3. In the last six months, duplexes closed at a $2,255,000 median and $625 per square foot, and fourplexes at a $1,712,500 median and $524 per square foot. Vacancy is the lever. 357-359 Arguello Boulevard, a vacant two-unit trust sale with attic expansion potential, closed at $2,415,000 against a $1,795,000 ask in 7 days. 263-265 8th Avenue, delivered with the lower unit tenant-occupied, closed at $1,050,000 after 79 days, below its $1,299,000 ask.
Block by block, where the Inner Richmond trades
Over the trailing year, the busiest block was the 700 block of 8th Avenue, with four closings at a $1,803,500 median. The 500 block of 9th Avenue logged three sales at a $3.4M median and $1,307 per square foot, and the 700 block of 4th Avenue two at a $3,612,500 median and $1,961 per square foot, the highest per-foot figure of any repeat block. The 800 block of Arguello Boulevard, where condos cluster, logged three at $1,325,000, and the 700 block of 12th Avenue, mostly TIC units, three at $925,000. In a grid of numbered avenues, the block and the building type tell you more than the ZIP code.
What's driving the numbers
Location is the first driver. The Inner Richmond runs from California Street on the north to Fulton Street on the south, and from Arguello Boulevard west to Park Presidio Boulevard (Wikipedia). Its hub is Geary Boulevard and Clement Street, known for Chinese, Thai, Korean, Burmese, and Russian cuisine (Wikipedia). The neighborhood carries a 97 Walk Score, a 73 Transit Score, and a 90 Bike Score. Sixteen Muni stops sit within 400 meters of its center, among them the 44 O'Shaughnessy at 6th Avenue and Geary Boulevard, about 196 meters away, and the 38 Geary and 38R Geary Rapid at Geary and 6th Avenue, about 223 meters away (SFMTA).
Supply is the second. The housing is old and fixed: across 4,543 SF Assessor parcels, the median year built is 1912, and 39% of parcels date to 1900 through 1909 and 41% to 1910 through 1929, per SF Assessor records, which lag recent completions. The parcel mix is close to even between 1,384 single dwellings and 1,370 flats and duplexes, with 882 condominium parcels and 657 apartment buildings of five to 14 units. With so little room to add homes, each listing meets steady demand, which helps explain the size of the overbids.
Inventory is the third. Fourteen listings are active as of October 2026, at a $1,837,500 median list price, and five of them are income buildings or a mixed-use property. In the central census block group, 26.7% of occupied units are owner-occupied, the median gross rent is $2,381, and 22.1% of workers take transit to work, per the 2023 American Community Survey (US Census). A neighborhood that is mostly rented turns over few owner-occupied properties in any given month.
What to watch through early 2027
San Francisco's fall selling season tapers toward Thanksgiving. September 2026 was the Inner Richmond's busiest month of the year, with 11 closings, and October has two so far. If the pattern holds, expect fewer new listings through December and a quieter market until spring. Thin winter inventory can help a well-priced listing stand out, and it can also leave buyers with few choices.
The second thing to watch is whether the gap between ask and close holds. Through the six months ending October 2026, the single-family median rose 29.6% from a year earlier, the one year-over-year figure I will put weight on here. I cannot tell you whether that pace continues. With 13 single-family sales in six months, a few large closings can move the median, and the data suggests the steadier read is the per-square-foot figure.
What to consider before buying in the Inner Richmond
I'll be direct about the tradeoffs, because they come with the neighborhood rather than with any one listing.
Low asks are a pricing strategy, not a price
With 12 of 13 single-family homes and all 13 condos closing over asking, the list price is a starting signal. Budget off the recent closes on the same block and property type, or you will spend your inspection money on houses you cannot win.
Old buildings carry real work
With a 1912 median build year, foundation and seismic work, along with system updates, are part of ownership here. Buyers pay well for work already done, as the renovated four-bedroom at 778 10th Avenue showed at $4,300,000. If you buy a fixer, like the two-unit building at 228-230 4th Avenue that closed at $1,485,000, budget for the work and get inspections before you remove contingencies.
Tenant-occupied units and the rent rules
Many Inner Richmond units are in pre-1979 flats and small apartment buildings. Under the San Francisco Rent Ordinance, many residential units built on or before June 13, 1979 have both rent control and eviction protection (City and County of San Francisco). An owner move-in is one of the City's listed just-cause grounds, but it carries its own rules and timing. Know the occupancy before you set your price; the occupied duplex on 8th Avenue sold below asking.
Thin data in the smaller segments
With six TIC sales and four fourplex sales in six months, one sale moves the median. I'd tell you to price off the closest two or three comps in the same building type, not off a neighborhood figure.
How I would approach an offer here
Start with the same-block comps, then adjust for the levers that actually move price in the Inner Richmond. Condition comes first, and buyers pay for work already done. Vacancy is next on income buildings and flats. Then parking, outdoor space and any view, like the park and Sutro Tower outlook at 846 Cabrillo Street. Financing matters too; an all-cash offer with a short close can beat a higher financed one, and when a listing draws several offers, the seller sets the terms. On a property that has sat 45 days or more, as several TICs and fourplexes did this year, there is room to negotiate on both price and terms.
How much does a home cost in the Inner Richmond in 2026?
Over the six months ending October 2026, Inner Richmond single-family homes closed at a $3,500,000 median and condos at $1,605,000 (MLS). TICs closed at a $1,127,500 median and duplexes at $2,255,000. Price per square foot ran $1,365 for single-family homes and $1,285 for condos. The range is wide: one-bedroom TIC units closed from $399,000, while the top sale of the past year was $5,400,000 at 219 4th Avenue in June 2026.
Are Inner Richmond prices going up or down in 2026?
Up: as of October 2026, the six-month single-family median is 29.6% higher and the condo median 9.9% higher than a year earlier (MLS). With 13 sales per type in six months, part of that reflects which properties sold. The newest closings point the same way: both sales in the last 30 days went 30% to 54% over asking. I would treat the direction as firm for well-presented single-family homes and condos.
How fast do Inner Richmond properties sell in 2026?
Fast: over the six months ending October 2026, condos sold in a median 8 days and single-family homes in 11 (MLS). Duplexes took a median 18 days, fourplexes 37 and TICs 53. The slow end is driven by a few long-marketed listings, like a single-family home on 6th Avenue that took 321 days and two TIC units that each took more than 130. Well-priced, renovated properties routinely closed inside two weeks.
What property types sell in the Inner Richmond?
Over the 12 months ending October 2026, single-family homes made up 30.4% of Inner Richmond closings, condos 27.5%, duplexes 14.5% and TICs 13% (MLS). Fourplexes, triplexes, a multifamily building and a mixed-use building account for the rest. That mix is why a single blended median tells you little here. Price each property type against its own comps, and against the same block where you can.
Is the Inner Richmond walkable without a car?
Yes: as of October 2026, the Inner Richmond carries a 97 Walk Score and a 73 Transit Score. Sixteen Muni stops sit within 400 meters of its center, including the 38 Geary and 38R Geary Rapid at Geary Boulevard and 6th Avenue, about 223 meters away, and the 31 Balboa at Balboa Street and 8th Avenue, about 232 meters away (SFMTA). In the central census block group, 22.1% of workers take transit to work (US Census, 2023 ACS).
Are there houses for sale in the Inner Richmond right now?
As of October 2026, four single-family homes are active in the Inner Richmond, asking from $995,000 at 363 5th Avenue to $4,200,000 at 645 Clement Street (MLS). Fourteen listings are active in total, including two condos, three TICs and several income buildings. With 13 single-family sales in the last six months and most closing over asking, it pays to watch new listings closely and to set your budget off closed prices.
Talk to me about the Inner Richmond
If you would like the comp set for your specific block, building, or property type, I can pull the same-block data we used here and walk you through what a realistic offer or list price looks like. I'm Chris Chour, founder and broker of EON Real Estate, and most of my work is single-family and condo transactions in San Francisco's luxury neighborhoods. When you are ready, reach out through our contact page. For nearby reading, see our Outer Richmond buyer's guide, our Lone Mountain seller's guide, and our San Francisco home styles guide.
Last updated: October 30, 2026
