Presidio Heights is a small, house-heavy pocket on the northern edge of San Francisco where the headline "neighborhood median" is close to useless. As of Q3 2026, single-family houses close near $8.16M and condos near $2.63M, so the price you should plan around is the one for the property type you are actually buying.
Unless otherwise noted, all market figures in this guide are from MLS data.
Presidio Heights is one of a handful of San Francisco neighborhoods I watch block by block, because two very different markets sit inside the same few streets. On the flat blocks below the Presidio you have grand Edwardian and Victorian houses trading at eight figures; a block away, full-floor flats and condos in older converted buildings trade for a third of that. I'm Chris Chour, founder and broker of EON Real Estate, and most of my work is single-family and condo transactions in exactly these luxury pockets. The buyers I work with here almost always start by pricing the neighborhood as one number, then get surprised at the range. This guide breaks the range down by property type so you can plan an offer against the right comps.
How to read Presidio Heights prices
The single most useful thing to understand about Presidio Heights is that its closings split cleanly by property type, and each type prices on a different logic. Over the past 12 months, condos were 50% of sales, single-family houses were about 32%, and small multi-unit buildings made up most of the rest (MLS). Blending them into one median produces a figure, about $4.38M over the past six months, that describes no actual home you can buy. The right approach is to pick your property type first, then read the comps for that type and size at that condition. Everything below is organized that way.
Condos and full-floor flats
Condos are the entry point here, at a $2.63M median and roughly $1,675 per square foot over the trailing six months (MLS). Many are full-floor units carved from period buildings, so a "condo" in Presidio Heights can mean a renovated three-bedroom of 1,400 to 2,400 square feet. Condition drives the spread: 3517 Sacramento Street, a renovated full-floor three-bedroom, closed at $2.475M in May 2026, while another three-bedroom nearby at 3561 Sacramento Street closed at $2.05M the same month, a spread that tracks condition and finish.
Single-family houses
Houses are a separate market at a $8.16M median and about $1,825 per square foot over the trailing six months (MLS). This is where the neighborhood's reputation lives: 3300 Jackson Street closed at $9.6M in February 2026 at 6,376 square feet, and 3 Presidio Terrace closed at $9.5M in March 2026 at 7,564 square feet. Renovated smaller houses still command a premium; 139 Cherry Street, a reimagined three-bedroom Edwardian, closed at $6.88M in April 2026.
Multi-unit buildings
Two- to four-unit buildings trade as income plays, and they are where value-add buyers look. 3860-3866 Sacramento Street, a four-unit building delivered fully vacant after a studs-out remodel, closed at $4.5M in July 2026 (MLS). Vacancy matters: an empty building sidesteps San Francisco's Owner Move-In rules and rent-control timing, which is why a vacant multi-unit building sells at a premium to an otherwise similar tenant-occupied one. If you are buying one of these as a home plus income, confirm the delivery condition of every unit before you price it, because an occupied unit changes both your financing and your timeline.
Presidio Heights by the numbers
Presidio Heights market snapshot
Do not read the month-to-month line as a trend. Presidio Heights closes only a few homes a month, so the monthly median lurches with the mix: a month heavy on condos prints near $2.3M, and a month with two large houses prints above $8M (MLS). The trailing 6-month and 12-month figures are the honest read, and both point to a fast, thin, high-end market. The blended 12-month median of about $3.36M is down roughly 13% from $3.86M a year earlier (MLS), but that reflects more condo sales in the mix this year, not a broad drop in house values; price per square foot slipped only about 3% over the same span.
What a recent sale looks like
Two spring 2026 closings show the split in action. At 3517 Sacramento Street, a renovated three-bedroom full-floor condo listed at $1.798M and closed at $2.475M in May 2026 after six days on market (MLS). A short walk up the hill, 212 Spruce Street, a single-family house of 4,133 square feet, closed at $8.2M in April 2026. Same neighborhood, roughly a $5.7M gap, because you are buying different property types. Here is what I would tell you to price into each path: on a condo, add transfer tax, monthly HOA dues, and any renovation the unit still needs; on a house, add the cost of systems, roof, and seismic work that eight-figure Edwardians often carry. The renovated units are the ones drawing multiple offers, which is why several closed above ask this year, including 3442 Clay Street at $4.25M against a $3.995M list.
What to consider before you buy here
Presidio Heights rewards patience and punishes buyers who wait for the "perfect" open-house listing. I do not soften the three things that trip people up most.
Inventory is genuinely thin
In early August 2026 there was a single active listing in the whole neighborhood, against 44 closings over the prior year (MLS). That means you may wait weeks between homes that fit, and when the right one lists, you are often competing on a short timeline. Build your financing and inspection team before you start looking, not after.
The off-market channel is large
Presidio Heights trades a meaningful share of its houses quietly. Beyond the open-market closings, MLS records show 24 off-market sales in the neighborhood since 2021, eight of them in 2026 alone at a roughly $7.78M median, skewed heavily toward single-family houses. If you only watch what is publicly listed, you will miss a real part of the house market. Working an agent's pending and pocket pipeline is not optional here.
You pay for renovation, and for land
The premium for turnkey condition is steep, and unrenovated houses can hide six-figure systems work behind a strong facade. On the house side, you are also paying for land and scale in a supply-locked pocket; the Census-recorded median year built for the surrounding blocks is 1938, so period systems are the norm (Census ACS). I would budget a real renovation reserve on anything that has not already been taken down to the studs.
Getting around and daily life
Presidio Heights is highly walkable for a house neighborhood, carrying a 95 Walk Score and a 67 Transit Score (Walk Score). The Sacramento Street retail spine puts Peet's Coffee, Sorrel, and Garibaldis within a short walk, and the Presidio's Inspiration Point trailhead and Presidio Heights Playground sit at the edges (OpenStreetMap). Transit is bus, not rail: the Muni 1 California line stops at California and Spruce, about a four-minute walk, with the 33 line running along the southern edge (SFMTA). For families, nearby San Francisco Unified elementaries include McCoppin Elementary and Peabody Elementary in ZIP 94118, plus Cobb Elementary on California Street (SFUSD, NCES); confirm current seat assignment directly with SFUSD, since it is not fixed by street address. If you are weighing this against the blocks just east, my Pacific Heights houses guide covers that market, and the detached family home guide explains what "single-family" actually conveys in San Francisco.
How much do homes cost in Presidio Heights in 2026?
As of Q3 2026, a single-family house in Presidio Heights closes near a $8.16M median, while a condo runs about $2.63M over the trailing six months (MLS). The blended figure across every property type sat near $4.38M for the past six months, but that number blurs two very different markets. Plan your budget around the type you are actually buying, whether that is a full-floor condo or a detached house, not the neighborhood average.
Are Presidio Heights home prices going up or down?
Down modestly as of Q3 2026: the blended 12-month median is about $3.36M, down roughly 13% from $3.86M a year earlier (MLS). Most of that move reflects a heavier mix of condo sales this year rather than a broad decline in house values. Price per square foot slipped only about 3% year over year, from $1,437 to $1,394, and days on market actually improved, so demand for well-priced homes stayed firm.
What is the difference between a house and a condo price in Presidio Heights?
As of Q3 2026 the gap is wide: houses closed near a $8.16M median and $1,825 per square foot over the trailing six months, while condos closed near $2.63M and $1,675 per square foot (MLS). A single-family house here buys land and privacy at 3,000-plus square feet; a full-floor condo trades those for a lower entry price and shared building costs. The two rarely draw the same buyer, so they should never share a comp set.
How fast do homes sell in Presidio Heights?
Quickly for a luxury market: as of Q3 2026, the median home spent 8 days on market over the past six months and 11 days across the past 12 months (MLS). Several renovated condos closed above their asking price this year, including 3442 Clay Street at $4.25M against a $3.995M list. Well-priced, move-in-ready homes go fastest, while project houses and estates that need work tend to sit noticeably longer before they close.
Is Presidio Heights a walkable neighborhood?
Yes: as of 2026 the neighborhood carries a 95 Walk Score and a 67 Transit Score, rated a Walker's Paradise. The Sacramento Street retail spine puts coffee, restaurants, and the Presidio's trails within a short walk, and the Muni 1 California line stops at California and Spruce, roughly a four-minute walk (SFMTA). The catch is that the nearest transit is Muni bus service, not a rail line, so many residents still keep a car for trips across town.
How many homes are for sale in Presidio Heights right now?
Very few: as of early August 2026, MLS showed a single active listing in Presidio Heights, a multi-unit building asking just under $4M, against 44 closings over the prior 12 months. Inventory here is structurally thin, and a meaningful share of houses trade off-market. If you want in, you often have to work pending and pocket listings, not just what is publicly posted, and be ready to move when the right home appears.
Talk to me about Presidio Heights
If you are weighing a house against a condo here, the smartest first step is a comp set built for the exact property type and block you are targeting, not a neighborhood average. When you are ready, I can pull the block-specific comps and walk you through the off-market pipeline, then tell you honestly what a given home should trade for before you write an offer.
