San Francisco's housing market entered July 2026 firm and fast: single-family homes closed at a $2.15M median over the trailing six months with a 17-day average market time, condos at $1.30M, and 452 properties closed citywide in the last 30 days (MLS). Demand is broad, but every district tells a different story.
Unless otherwise noted, all market figures in this update are from San Francisco MLS data, covering the trailing six months through July 10, 2026, with a separate last-30-day window for the freshest read.
Over the six months ending July 10, 2026, San Francisco single-family homes closed at a median of $2.15M and condos at $1.30M. Those are two separate markets: the single-family side moved in an average of 17 days while condos took 37, and the gap between the city's districts is wider still. District 7 (Pacific Heights, Marina, Cow Hollow) closed single-family homes at a $6.88M median over the same window; District 10 in the southeast closed 158 of them at a $1.28M median. A single citywide number blurs all of that, which is why this update reads the market the way an appraiser would: by property type, by district, with the most recent windows weighted hardest.
The pace data deserves the emphasis. In the 30 days ending July 10, 2026, 452 properties closed citywide with a 27-day average market time. I price listings off this district-by-type split every week, and the mid-2026 pattern is consistent: well-prepared homes in the single-family neighborhoods sell in under three weeks, while the condo recovery is real but slower-moving.
July 2026 by the numbers
One directional note for context: against the same six-month window a year earlier, the single-family median is up 24.6% and the condo median up 13% (MLS). Everything else in this update stays on the current windows, because the last 30 and 180 days are what price a deal today.
District by district: all 10, by property type
The city's 10 MLS districts run on different fuel. Here is each one for the six months ending July 10, 2026, led by its most active property type and its standout neighborhood.
District 1: Central Richmond to Sea Cliff
District 1 closed 179 properties, and single-family homes drove it: 82 closings at a $2.71M median, a 12-day average market time, and $1,354 per square foot. Central Richmond was the standout at 55 closings and a $2.15M median in 22 days; I broke that sub-market down block by block in the Central Richmond market report. Sea Cliff held the district's top tier with 8 closings at a $5.63M median and an 8-day average.
District 2: Central Sunset and Parkside
District 2 is the city's single-family workhorse: 171 of its 217 closings were houses, at a $1.91M median and a 17-day average. Central Sunset led the district with 57 closings at a $1.86M median in 20 days, with Parkside right behind at 43 closings and a $1.85M median in a 14-day average. Pricing out here is tight and comp-driven; the spread between similar blocks is smaller than anywhere else in the city.
District 3: Ingleside and Lakeside
The southwest corner is the city's thinnest district: 57 closings total over the window. Single-family homes made up 43 of them at a $1.6M median and an 18-day average. Ingleside was the most active neighborhood at 14 closings and a $1.55M median in 19 days, while Lakeside ran higher on price with 8 closings at a $2.48M median in a 15-day average. Read every District 3 median with the sample size in mind.
District 4: the central hills, Forest Hill to St. Francis Wood
District 4's hill neighborhoods closed 170 properties, 146 of them single-family at a $2.44M median, a 16-day average, and $1,181 per square foot. Sunnyside was the volume leader at 32 closings and a $1.73M median in 14 days. The prestige pockets ran well above the district line: Forest Hill closed 10 homes at a $3.35M median in 12 days, and St. Francis Wood closed 7 at a $3.6M median.
District 5: Noe Valley and the central core
District 5 posted 388 closings, second only to District 9, and it splits cleanly by type: 156 condo closings at a $1.60M median in a 21-day average, against 131 single-family homes at a $3.3M median in 11 days and $1,620 per square foot. Noe Valley was the standout at 123 closings and a $2.33M median in 19 days; the Noe Valley guide covers how its housing prices at the block level.
District 6: Hayes Valley and North Panhandle
District 6 closed 168 properties, and condos carried it: 104 closings at a $1.33M median in a 24-day average. Hayes Valley led at 52 closings and a $1.20M median in 23 days. North Panhandle ran larger and pricier with 37 closings at a $1.88M median. The district's 12 single-family closings came in at a $3.67M median, which tells you how scarce houses are here; the housing is overwhelmingly flats and condos.
District 7: Pacific Heights, Marina, Cow Hollow
District 7 remains the city's price ceiling. Its 45 single-family closings ran a $6.88M median with a 27-day average and $1,876 per square foot, while its 133 condo closings ran a $1.73M median in 20 days. Pacific Heights was the standout at 127 closings and a $2.40M median in 27 days; the Pacific Heights market page tracks that sub-market in depth. Presidio Heights closed 15 properties at a $4.57M median with a 9-day average.
District 8: Nob Hill, Russian Hill, Downtown
District 8 is the recovery-in-progress district: 296 closings, 195 of them condos at a $1.09M median and a 46-day average. Nob Hill led at 82 closings and a $1.53M median in 49 days. The value tier lives here too: Downtown posted a $645K median in a 74-day average, and the Tenderloin a $509K median in 87 days, the least expensive neighborhood-level entries in the city. Patience is currency in this district, on both sides of the table.
District 9: South Beach, Mission, Bernal Heights
District 9 posted the most volume in the city: 502 closings over the six months ending July 10, 2026. Condos dominated at 353 closings and a $1.13M median in a 48-day average; single-family homes ran 97 closings at a $2.13M median in 21 days. South Beach was the standout at 117 closings and a $1.24M median in 46 days. Bernal Heights behaved like a westside house market: 82 closings, a $1.83M median, an 18-day average.
District 10: Excelsior and Portola
District 10 in the southeast is the city's entry tier for houses: 158 of its 183 closings were single-family, at a $1.28M median, a 21-day average, and $877 per square foot. Excelsior led at 42 closings and a $1.37M median in 18 days, with Portola at 29 closings and a $1.35M median in 20 days. Nothing about the pace here reads soft; homes at these price points sell as quickly as the westside neighborhoods that cost twice as much.
What's driving the numbers
Start with financing. The 30-year fixed averaged 6.49% for the week of 7/9/2026, with the 15-year at 5.82% (Freddie Mac Primary Mortgage Market Survey). Mid-6s money is the settled backdrop of this cycle: high enough to keep speculative demand out, low enough that qualified buyers have stopped waiting for relief before acting.
The condo story is the one worth watching. San Francisco condos, downtown and SoMa especially, lagged the rest of the city from 2020 on and fell well below their April 2022 peak, when the two-bedroom condo median topped out near $1.375M (The San Francisco Standard). Through 2025 the segment turned: roughly half of condo sales went over list price in October 2025, with downtown demand returning on return-to-office moves and AI-driven hiring, per the same reporting. The mid-2026 MLS windows are consistent with that recovery: 1,031 condo closings in six months at a $1.30M median and a 37-day average market time. That is a working market, not a distressed one, though the segment still trades below its 2022 peak.
Single-family homes never softened the way condos did, which is why the two segments have to be read separately rather than blended into one citywide median (The San Francisco Standard). The mid-2026 market-time gap makes the point: a 17-day average for houses against 37 for condos (MLS). The buyers I work with feel that difference directly. House offers need to be ready in the first two weekends, while condo buyers can still negotiate on time and terms in many buildings.
What to watch this fall: three caveats
The next 90 days set up the fall market. In my experience the second selling season gets going in late August and runs hard through October, and the inventory that surfaces then will test whether the 17-day single-family pace of mid-2026 holds at higher volume. What nobody can tell you is the rate path; treat any forecast, including mine, as a scenario rather than a schedule. Three caveats matter more than any prediction.
Rates reset weekly
The Freddie Mac survey updates every week, and the 6.49% figure above is a snapshot dated 7/9/2026, not a plateau. A move of even a quarter point in either direction changes payment math enough to shift demand at the margin. If you're financing, price your offer at the rate you can actually lock, not the rate you hope arrives by fall.
Small districts move on a handful of sales
District 3 closed 57 properties in six months, and St. Francis Wood closed 7 (MLS). Medians built on samples that size swing on two or three unusual closings, an estate sale here, a full renovation there. Read the thin districts directionally, and confirm with a fresh comp set before anchoring a price to them.
Six-month medians lag the deal you're making today
Every figure in this update is a rear-view window, and the trailing six months includes the slower winter weeks. The 30-day slice, 452 closings at a 27-day average as of July 10, 2026, is the closest thing to the current market, and even it trails the offers being written this week. Data frames the decision; the live comp set makes it.
Frequently asked questions
These are the questions buyers and sellers are actually asking about this market in 2026, answered from the data above.
Is 2026 a good year to buy a house in California?
For San Francisco, 2026 is a competitive but functional year to buy: single-family homes closed at a $2.15M median over the six months ending July 10, 2026, averaging 17 days on market (MLS). That pace rewards prepared buyers over patient ones. California more broadly varies metro by metro, and this update covers San Francisco only; the useful move is running the same by-type analysis wherever you're shopping.
Is San Francisco real estate coming back?
The 2026 data says the recovery is already underway, led by the segment that fell furthest. Roughly half of San Francisco condo sales went over list price in October 2025, with downtown demand returning on return-to-office moves and AI-driven hiring (The San Francisco Standard). The trailing six months show 2,389 closings citywide and a 17-day average market time for single-family homes (MLS). Condos still trade below their 2022 peak, so "coming back" is accurate rather than complete.
Will property prices come down in 2026?
Nothing in the mid-2026 San Francisco data points to falling prices: single-family homes averaged 17 days on market over the trailing six months and 452 properties closed citywide in the last 30 days (MLS). Markets moving at that speed are not markets sellers are chasing down. That said, no one can promise a direction; if rates or inventory shift materially this fall, the pace data will show it first.
Is the housing market expected to go up in 2026?
Most of the 2026 San Francisco indicators point up rather than down: 452 closings in the 30 days ending July 10, 2026, a 27-day average market time, and single-family homes selling in 17 days on average over the trailing six months (MLS). If current patterns hold, the fall season starts from strength. Expectations are not guarantees, though; financing costs at 6.49% (Freddie Mac PMMS) remain the variable that could change the slope.
Are house prices expected to drop in 2026?
A broad 2026 price drop is not what the segment-level San Francisco data shows. Even the softest segment is firming: downtown condo demand returned through 2025 on return-to-office moves and AI growth, though the segment still trades below its April 2022 peak (The San Francisco Standard). Houses never softened comparably, and the current 17-day average market time (MLS) reflects that. Watch the thin districts for noise, not for trend.
How much can I buy a house for if I make $70,000 a year?
At mid-2026 prices, very little of San Francisco's market-rate inventory fits a $70,000 income: the least expensive neighborhood-level entry in the city was the Tenderloin's $509K median over the trailing six months (MLS), and the 30-year rate sat at 6.49% for the week of 7/9/2026 (Freddie Mac PMMS). Buyers at that income level in SF generally need substantial non-salary assets or a co-purchase structure; the first-time buyer guide covers the practical paths.
The comp set for your specific situation
If you'd like this data cut for your own decision, I can pull the sub-district comp set we used here, broken down by your neighborhood and property type, current to the week you're deciding in. No list signup, no drip sequence; send the address or the neighborhood and I'll return the numbers. 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.
Last updated: July 10, 2026. This report refreshes weekly with the latest MLS windows.
