A Cow Hollow home recently sold for $7.05 million over its asking price.
It was the largest of several extraordinary overbids this year, but it was hardly an isolated event. During the first half of 2026, 144 San Francisco homes sold for at least $1 million over asking. During the same period last year, there were just eight.
Here are the five largest overbids of 2026:
2512 Union Street, Cow Hollow — Listed at $7.95M, Sold for $15M, $7.05M over asking
3140 Pacific Avenue, Pacific Heights — Listed at $7.495M, Sold for $12M, $4.505M over asking
212 Spruce Street, Presidio Heights — Listed at $4.395M, Sold for $8.2M, $3.805M over asking
225 Marina Boulevard, Marina — Listed at $6.95M, Sold for $10.55M, $3.6M over asking
2468 Broadway, Pacific Heights — Listed at $3.995M, Sold for $7M, $3.005M over asking
All five were in Cow Hollow, the Marina, Pacific Heights, or Presidio Heights. Limited inventory and intense demand for exceptional single-family homes have made these neighborhoods especially competitive.
What the July numbers tell us
The median price for a San Francisco single-family home reached $2.03 million in July, nearly 24% higher than the $1.64 million median recorded a year earlier.
Homes sold in an average of 20 days, down from 28 days last July, and received an average of 127% of their asking price.
Inventory is driving much of this activity. San Francisco had just 0.7 months of single-family home supply in July, compared with 1.2 months a year ago. Only 176 homes closed, down from 194 last July. That decline appears to reflect a shortage of available homes more than a shortage of interested buyers.
The condo market is improving as well. The July median price rose nearly 13% year over year to $1.25 million, while closed sales jumped from 182 to 250. Condos sold in an average of 40 days, down from 60 last year, and received an average of 106% of asking.
Condo inventory has fallen from three months of supply last July to 1.5 months this year. Buyers have fewer choices and less time to make decisions than they did a year ago.
An overbid is not the same as overpaying
San Francisco list prices are often set strategically to attract attention and generate competition. The asking price may bear little resemblance to the seller's expected price or the property's underlying market value.
That is why even a dramatic overbid needs context. Recent comparable sales, location, condition, floor plan, presentation, and buyer demand all matter more than the gap between the asking and selling prices.
The other important distinction is that these results are concentrated among the most desirable homes. A beautifully presented property in a sought-after location may receive a frenzy of offers, while another home nearby sits on the market.
The market is strong, but it is not treating every property equally.
Where buyers can still find opportunities
Homes that fall outside the most competitive part of the market can still offer real value. These may include properties that have been sitting for a while, condos in areas such as SoMa, or homes with dated finishes, an unusual floor plan, or another drawback that can be addressed.
I recently discussed this with The San Francisco Standard. One of the biggest misconceptions about a hot market is that it lifts every property equally. It does not.
Buyers who are willing to reconsider location, look past cosmetic issues, or think creatively about a home's potential may be able to avoid a bidding war. The savings can sometimes be used to make the property work for them.
Read "The Keys to Bargain Hunting in San Francisco's Housing Apocalypse" →
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What causes buyers to walk away
I also recently spoke with the San Francisco Business Times about the issues that can derail an otherwise promising sale.
What buyers increasingly resist is uncertainty. An outdated kitchen or bathroom is easy to understand and price. Buyers are much more cautious when they cannot determine the eventual cost or exposure — a complicated solar-roof lease, deck leaks and prior mold remediation, or unanswered questions about required balcony inspections have all become serious deterrents in deals I've worked on directly. Other agents interviewed for the piece pointed to a similar pattern around HOA reserves and insurance availability.
For sellers, the lesson is to investigate and address uncertainty before coming to market whenever possible. For buyers, the goal is to distinguish between a manageable problem and a risk that cannot yet be measured.
Read "These Deal-Breakers Shut Down Bay Area Home Sales" →
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A Rare San Francisco Penthouse Returns to Market
One piece of news close to home: Kristin Cashin and I have brought the full-floor penthouse at 1750 Taylor Street back to market at $19.998 million.
Offered for the first time in more than 25 years, the residence spans more than 6,000 square feet and is surrounded by over 2,000 square feet of terraces. With remarkable privacy and 360-degree views across San Francisco and the Bay, it is a property that would be nearly impossible to recreate today.
The penthouse relaunch has been featured in Mansion Global, the San Francisco Business Times, The Real Deal, and The Sacramento Bee, with coverage highlighting its Getty-era design history, full-floor privacy, wraparound terraces, and extraordinary 360-degree views.
Explore the press coverage
Whether you are thinking about selling, trying to make sense of an asking price, or wondering where opportunities still exist, I am always happy to talk through the specifics.
Warmly,
Jenn Davis
Christie’s International Real Estate Sereno * San Francisco
415-812-2340
