Episode 3 · Transaction Data, Bidding Wars & ValuationsUpdated 2026
Pacific Heights Market: Bidding, Prices, Days to Contract
Pacific Heights is a market made mostly of condos, with a smaller run of large houses, and few of either come up for sale at any one time. This guide shows how far past the asking price buyers have bid, what homes sold for once you account for their size, how fast they went under contract, how many are listed now, and which months have favored sellers and which have favored buyers.
Median sale price
$2,300,000
+12.7% vs the prior 52 weeks
All homes, houses and condo units together, 52 weeks to 30 September 2026, n = 217. The median price per square foot rose 3.4% over the same weeks, so most of the rise is a change in which homes sold
Median days to contract
12 days
-6 days vs the prior 52 weeks
From listing to contract, not to closing, all homes, 52 weeks to 30 September 2026, n = 217
Closed above the original ask
56.2%
+26.3 pts vs the prior 52 weeks
122 of 217 closings with an original ask, all homes, 52 weeks to 30 September 2026
Homes for sale now
17
45 a year earlier
All homes for sale, live count on 30 September 2026
💡 Key Insights & Takeaways
- Condo and TIC units sold at a median $1,374 a square foot in the third quarter of 2026, against $1,163 a year earlier, even though the median condo sale fell because smaller units sold.
- Over the 52 weeks to 30 September 2026 the median sale rose 12.7% and the median price per square foot rose 3.4%, so most of the rise was a change in which homes sold.
- The median condo or TIC unit went under contract in 10 days in the third quarter of 2026, against 24.5 days in the same quarter of 2025.
- 17 homes were for sale on 30 September 2026, with 12 more under contract, against 45 for sale on the same date in 2025.
- On five complete years of data, February through April has been the best stretch to list here, and October through December has given buyers the most choice.
Key metrics
The four cards below compare the 52 weeks to 30 September 2026 with the 52 weeks before.
If you are deciding what to offer in Pacific Heights, start here: 68.2% of the homes that sold in the three months to 30 September 2026 closed above their final asking price, the last price on the listing. A year earlier the share was 34.1%. Most sales now clear the ask, and fewer homes are listed.
At a glance
Pacific Heights sales in the third quarter of 2026 (1 July to 30 September 2026), with homes for sale counted on 30 September 2026.
| Measure | Value |
|---|---|
| Sales, Q3 2026 | 44 (36 condo or TIC units, 8 houses) |
| Share closed above the final asking price, Q3 2026 | 68.2% (30 of 44) |
| Median days from listing to contract, Q3 2026 | 10 days (n = 44) |
| Median condo or TIC price per square foot, Q3 2026 | $1,374 (n = 34) |
| Homes for sale and under contract, 30 September 2026 | 17 for sale, 12 under contract |
What is selling in Pacific Heights?
Condo units are most of what sells in Pacific Heights. Of the 44 sales in the third quarter of 2026, 36 were condo or TIC units and 8 were houses. TIC means tenancy in common: each buyer owns a share of one building rather than a unit on its own deed. The same quarter of 2025 held 32 condo or TIC sales and 12 house sales. Counts of 8 and 12 are small, so every house change on this page is a direction, not a rule.
Sales ran at 14.7 a month in the third quarter of 2026, against 17.5 a month across the 24 months to 30 September 2026. Every sale figure here describes houses and condo, co-op and TIC units sold one at a time. No sale of a whole building with two to four units, or five or more, appears in the sales data, so no figure on this page describes the neighborhood's apartment buildings.
Bidding by segment, Pacific Heights, the third quarter of 2026 (1 July to 30 September) against the same quarter of 2025, as of 30 September 2026.
| Measure | Condo or TIC, Q3 2025 (n = 32) | Condo or TIC, Q3 2026 (n = 36) | Houses, Q3 2025 (n = 12, directional) | Houses, Q3 2026 (n = 8, directional) |
|---|---|---|---|---|
| Share closed above the final asking price | 34.4% (11 of 32) | 66.7% (24 of 36) | 33.3% (4 of 12) | 75.0% (6 of 8) |
| Median sale price as a share of the original ask | 100.0% | 105.9% | 100.0% | 104.8% |
Do Pacific Heights homes sell above their asking price?
Most of them now do. In the third quarter of 2026, 68.2% of sales closed above their final asking price (30 of 44), against 34.1% (15 of 44) in the same quarter of 2025 and 46.3% (194 of 419) across the 24 months to 30 September 2026. The final asking price is the last price on the listing before it went under contract. Measured against the original ask, the first price on the listing, the third-quarter share was 65.9% (29 of 44). It is lower because a sale that was cut and then bid back over its new price counts above the final ask but not above the first one.
The median sale closed at 105.7% of its original ask in the third quarter of 2026, against 100.0% across the 24 months to 30 September 2026. Price cuts nearly stopped. Only 2.3% of third-quarter sales followed a cut on the listing that closed, against 14.8% across the 24 months (n = 419).
The spread inside the quarter was still wide. One condo unit asked $1,095,000 and closed at $1,500,000, which is 137.0% of its ask. At the other end, one house asked $8,500,000 and closed at $7,718,750, which is 90.8% of its ask, after 131 days to reach a contract. With only 8 house sales in the quarter, that house is one case and not a trend. Both are single sales, described here without their addresses, and neither one is a guide to what another home will fetch.
What do Pacific Heights homes sell for?
Price per square foot is the clearest measure here, because the size of the units that sell swings from quarter to quarter. Condo and TIC units sold at a median $1,374 a square foot in the third quarter of 2026 (n = 34), against $1,163 a year earlier, a rise of 18.1%. The median condo sale fell 8.8% over the same span, from $2,037,500 to $1,857,500. That fall is a mix effect, not a price decline. The median unit that sold was 1,371 square feet, against 1,794 a year earlier, so smaller units sold and the dollar median fell while the price of each square foot rose.
House prices per square foot rose too, on far fewer sales. The median house sold at $2,074 a square foot in the third quarter of 2026, against $1,681 a year earlier (+23.4%), and the median house sale was $7,984,375, against $5,497,500 (+45.2%). Those figures rest on 8 and 12 sales, so they are a direction, not a rule.
Over a full year the moves are smaller. Across all homes, houses and condo units together, the median sale over the 52 weeks to 30 September 2026 rose 12.7%, while the median price per square foot rose 3.4%. The two moved the same way by very different amounts, so most of that rise was a change in which homes sold: more sales at $4,000,000 and over, and larger houses. Within condo and TIC units the two measures agree, which points to a real price move. Houses rose on both, but the median house sale moved about twice as far as the price per square foot, so part of that rise is larger houses selling. All of these figures look back at sales already closed, and none of them says where prices go next.
Median sale price and median price per square foot, Pacific Heights, the 52 weeks to 30 September 2026 against the 52 weeks before. All homes combines houses and condo units.
| Segment | Measure | Prior 52 weeks | Trailing 52 weeks | Change |
|---|---|---|---|---|
| All homes (n = 217) | Median sale price | $2,040,000 | $2,300,000 | +12.7% |
| All homes (n = 217) | Median price per square foot | $1,270 | $1,313 | +3.4% |
| Condo or TIC (n = 167) | Median sale price | $1,597,500 | $1,735,000 | +8.6% |
| Condo or TIC (n = 167) | Median price per square foot | $1,176 | $1,267 | +7.8% |
| Houses (n = 50) | Median sale price | $6,000,000 | $8,125,000 | +35.4% |
| Houses (n = 50) | Median price per square foot | $1,588 | $1,881 | +18.4% |
How long does a Pacific Heights home take to sell?
The median home went under contract in 10 days in the third quarter of 2026 (n = 44), against 13 days across the 24 months to 30 September 2026 (n = 419). Days on market here means list-to-pending, the days from the day a home is listed to the day it goes under contract, not to the day it closes.
Condo and TIC units sped up the most. The median condo or TIC unit went under contract in 10 days, against 24.5 days in the same quarter of 2025. The median house took 8 days, against 14 a year earlier, but those rest on 8 and 12 sales, so read the change as a direction.
How many homes are for sale in Pacific Heights right now?
17 homes were for sale on 30 September 2026, 12 condo or TIC units and 5 houses, and 12 more were under contract. A year earlier, on 30 September 2025, 45 homes were for sale. At the recent pace of sales, 17 homes is 5.3 weeks of supply, against 13.3 weeks a year earlier. Weeks of supply means how long it would take to sell every listed home if sales kept their recent pace. These counts cover houses and condo, co-op and TIC units on exact dates, and a record that never left the market is not counted.
The count rose by one home this quarter, from 16 on 30 June 2026, while the season alone would have taken it down 8.1%. One home either way on a count this small is a direction, not a rebound. Fewer homes came to market than a year earlier while new contracts held level, and fewer listings left the market unsold.
Homes for sale and listing flows, Pacific Heights. Counts on 30 September 2026, 30 June 2026 and 30 September 2025; flows over the 13 weeks to 27 September 2026, the 13 weeks before and the same 13 weeks of 2025.
| Measure | Now | 13 weeks before | A year earlier |
|---|---|---|---|
| Homes for sale | 17 | 16 | 45 |
| Weeks of supply at the recent pace of sales | 5.3 | 2.6 | 13.3 |
| New listings in the 13 weeks | 52 | 81 | 59 |
| New contracts in the 13 weeks | 45 | 84 | 45 |
| Listings that left the market unsold in the 13 weeks | 6 | 12 | 12 |
One building shows how narrow the margin can be. It holds three condo units of about 980 square feet each. One closed at $1,100,000 in July, one went under contract in September at a $1,095,000 ask, and one has asked $1,350,000 for 301 days, across three listings, as of 30 September 2026. The units are described here without their address, and the gap between them is an observation, not advice about any of them.
When in the year is it best to list or buy in Pacific Heights?
On five complete years of data, 2021 to 2025, February through April has been the best stretch to list a home here. October through December has given buyers the most homes to choose from and the least competition. December is the steady low point for homes for sale, while the May high moves from year to year. Treat the pattern as a direction, and note that it says nothing about where prices go.
Common questions
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