Citywide stats are useful, but nobody buys "San Francisco." You buy a block, a walk to the J Church, a Saturday at the farmers market. So let's zoom in on the neighborhoods I know best, including the one I call home.
What do homes sell for in Noe Valley, the Castro, Bernal Heights and Glen Park?
Single family homes
Neighborhood | Median sale price | $ / sq ft | Avg % of list received | Homes sold |
|---|---|---|---|---|
Castro / Duboce Triangle | $4,445,000 | $1,681 | 126.5% | 12 |
Noe Valley | $3,700,000 | $1,657 | 135.2% | 23 |
Bernal Heights / Glen Park | $2,225,000 | $1,273 | 131.3% | 52 |
San Francisco overall (Q3) | $2,000,000 | $1,161 | 127.2% | 523 |
Condos, TICs and co-ops
Neighborhood | Median sale price | $ / sq ft | Avg % of list received | Homes sold |
|---|---|---|---|---|
Noe Valley | $1,578,500 | $1,176 | 116.7% | 24 |
Castro / Duboce Triangle | $1,435,000 | $1,209 | 110.3% | 27 |
Bernal Heights / Glen Park | $1,280,000 | $1,121 | 115.8% | 14 |
San Francisco overall (Q3) | $1,269,000 | $1,126 | 106.9% | 732 |
Noe Valley: where buyers compete hardest
Noe Valley houses sold for an average of 135.2% of list, well above the citywide 127.2%. Families love the flat streets, the 24th Street shops and the parks, and very few houses come up for sale. Noe condos also outperformed the city, at 116.7% of list.
The Castro: premium prices, steadier bidding
Castro and Duboce Triangle houses had a $4,445,000 median, the sixth-highest single family median of the 20 neighborhoods in the report. Overbids were close to the citywide average at 126.5%. Castro condos had the highest price per square foot of the four areas at $1,209.
Bernal Heights and Glen Park: the value play with momentum
At a $2,225,000 median, Bernal and Glen Park houses cost about $1.5 million less than Noe Valley's, yet buyers still paid 131.3% of list on average. With 52 houses sold, this is also the most active single family market of the four, and the most reliable sample.
What this means for you
If you're buying, these neighborhoods reward preparation: know the recent closed sales block by block, and expect to compete. If you own here, your equity has likely grown faster than the city average.
I'm always happy to pull the latest sales on your specific street. Just ask.
Frequently asked questions
How much is a house in Noe Valley?
The median Noe Valley house sold for $3,700,000 in the latest report.
How much over asking do Noe Valley homes sell for?
Houses averaged 135.2% of list price; condos averaged 116.7%.
Is Bernal Heights cheaper than Noe Valley?
Yes. The median Bernal Heights/Glen Park house sold for $2,225,000, about $1.5 million less.
Source: Vanguard Properties Q3 2026 San Francisco Market Update, SFAR MLS and BrokerMetrics. Neighborhood figures are based on small samples (fewer than 50 sales except Bernal/Glen Park houses); use caution interpreting them. Information deemed reliable but not guaranteed.
Alexis Kushner, REALTOR®, Vanguard Properties | DRE #02438773
