Episode 2 · Property Types & Supply Dynamics
Hayes Valley Houses and Ownership Guide
Hayes Valley’s physical profile mixes condominium units, whole residential buildings and a smaller group of houses. Those records answer different questions about size and ownership. This guide keeps living area separate from legal rights, original construction separate from later work, and assessed value separate from the cost of a new purchase.
💡 Key Insights & Takeaways
- The residential universe contains 3,219 parcels, including 304 houses, 1,866 condominium units and 1,049 multi-family buildings.
- Positive house living-area measurements cover 248 records and have a median of 1,815.5 square feet.
- Among 303 dated house records, 85.8% predate 1950; original construction does not establish renovation status.
- The median house assessment is $969,820, which is a recorded basis rather than a sale-price estimate.
- Recorded-transfer dates end in December 2024, so elapsed hold lengths require a roughly 22-month lag caveat.
As of 1 November 2026, the residential profile contains 3,219 parcels, but only 304 classify as houses after separating the unit-recording regime. A house, a condominium interest and a whole apartment building are different purchases. Compare the offered title and the measurements attached to it before treating their physical records as equivalent homes.
What should you compare at a glance?
Caption: Residential physical-record profile for 1 November 2026; compiled boundary governs counts.
| Type | Residential parcels | Meaning |
|---|---|---|
| Houses | 304 | Single-family physical classification |
| Condominium units | 1,866 | Unit recording regime, including zero-lot descriptors |
| Multi-family | 1,049 | Whole residential building parcels |
| Total | 3,219 | Non-residential parcels excluded |
What kinds of property are recorded here?
The residential universe contains 3,219 parcels, including 304 houses, 1,866 condominium units and 1,049 multi-family buildings. The numerical footprint follows the compiled in-community boundary; it is not certified identical to every descriptive Hayes Valley map. A zero lot entry on a unit record does not mean its buyer has no interest in shared land.
A tenancy-in-common share requires its own title, agreement and financing review. Neither a building’s unit count nor a listing’s architectural label establishes that legal form. Check which outdoor, parking and storage rights are included before comparing the purchase with a whole house.
How much space do the house records describe?
Positive house living-area measurements cover 248 records and have a median of 1,815.5 square feet. A record without a measurement remains unknown. The median positive house lot is 2,374 square feet across 304 house parcels; that is land area, rather than an allowance for an addition.
Condominium living area is recorded positively on only 268 of 1,866 parcels. Its measured-sample median is 1,259.5 square feet, but the thin coverage cannot describe every condominium. Multi-family area describes whole buildings, so it cannot substitute for the living area of one flat. Compare the advertised measurement with the floor plan and approved use of the rooms.
How old are the houses, and what work is established?
Among 303 dated house records, 85.8% predate 1950; the median recorded house year is 1900. These are original-construction measures, not a renovation rate. Later work needs its own permit and condition evidence. An old structure can contain updated systems, and a cosmetic finish cannot establish the extent of approved work.
House bathroom and story counts describe the physical profile, not legal occupancy. Verify lower-level headroom and approved use before counting a bonus space as a bedroom. A room’s utility and the right to use it are separate parts of the purchase.
What do assessed values and recorded holds tell you?
The median house assessment is $969,820, which is a recorded basis rather than a sale-price estimate. The median assessed land share is 59.9% across 304 house parcels. That allocation does not appraise a hypothetical vacant site.
The house median elapsed time since a recorded transfer is 16.5 years across 222 dated records. Recorded-transfer dates end in December 2024, so elapsed hold lengths require a roughly 22-month lag caveat. They do not verify that today’s owner has held the home for that period.
California’s Proposition 13 framework makes acquisition history relevant to the assessment. A seller’s assessment is not a new buyer’s tax budget. Obtain a purchase-specific estimate and read the actual charges rather than applying a general rule to a neighborhood median.
How should you assess changes to an older building?
Age, a small lot and a low recorded improvement value do not prove a feasible rebuild. Check the permitted envelope, condition, title and repair obligations. For a shared building, the agreement and budget also decide who pays for work. No verified redevelopment or teardown list is established by this physical profile.
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