North Waterfront And Telegraph Hill Condo Market: What Sellers Should

If you are thinking about selling a condo in North Waterfront or Telegraph Hill, one question matters more than almost anything else: how will buyers judge your specific unit, not just your neighborhood? These are small, highly selective condo markets where great listings can move quickly, while average or overpriced ones can sit. In this guide, you will get a clear look at current market conditions, what recent sales suggest, and how to position your condo for a stronger result. Let’s dive in.

What sellers should know now

North Waterfront and Telegraph Hill both sit within San Francisco District 8, but broad district data only tells part of the story. In the 2025 annual condo, co-op, TIC, and loft report for District 8, the median sale price was $999,500, the average sale price was $1.27 million, there were 510 sales, and median days on market reached 59.

That district-wide picture is useful for context, but it can blur what actually drives condo sales in North Waterfront and Telegraph Hill. These two neighborhoods behave more like micro-markets, where buyers often focus on a building, a floor plan, a view line, or a level of finish before they focus on the neighborhood average.

For broader city context, San Francisco’s condo market showed 503 active condos, a median list price of $1.07 million, a 28-day market time, and about five offers on average. Compared with that larger pool, North Waterfront and Telegraph Hill are thinner markets with fewer listings and more variation from one property to the next.

North Waterfront market snapshot

North Waterfront has been showing signs of tight supply and solid buyer interest, especially for well-prepared condos and loft-style homes. According to Redfin’s February 2026 North Waterfront housing market snapshot, the median sale price was $2,347,500, median days on market was 16, and the sale-to-list ratio was 103.4%, with six homes sold.

Quarterly reporting points in the same direction. In Sotheby’s Q4 2025 North Waterfront report, the median sales price was $933,000, average days on market was 23, there were 10 closed sales, and only two active homes remained at quarter-end.

The most important takeaway for sellers is this: supply has stayed very limited even as more owners have come to market. That report also showed new listings up 133% year over year, while months supply of inventory was down 80%, which suggests buyers are still absorbing quality listings when they are priced and presented well.

What recent North Waterfront sales suggest

Recent sales show a strong liquid band in this neighborhood, especially from roughly the high $900,000s through the high $2 million range. Examples from recent Redfin sales include:

• 150 Lombard St #607 closed at $1.25 million, 2% above list, in 18 days
• 640 Davis St #24 closed at $2.2 million, 10% above list, in 21 days
• 152 Lombard St #405 closed at $950,000, 6% above list, in 15 days
• 288 Pacific Ave Unit 4E closed at $2.687 million at list in 9 days

There was also a cautionary example. 156 Lombard St #28 took 115 days and sold 5% below list, which is a reminder that this market does not automatically reward every seller.

In plain terms, North Waterfront appears to reward clean pricing, polished presentation, and clear value. If your condo has attractive views, parking, outdoor space, or a strong amenity package, those features may help it stand out quickly. If it feels less differentiated or is priced too aggressively, buyers may hesitate.

Telegraph Hill market snapshot

Telegraph Hill has strong demand too, but it behaves less consistently from one listing to the next. Based on Redfin’s February 2026 Telegraph Hill housing market snapshot, the median sale price was $1,862,500, median days on market was 50, and the sale-to-list ratio was 96.5%, with 16 homes sold.

At the same time, Redfin labeled the neighborhood very competitive, and the average home still went pending in about 34 days over the prior six months. On Redfin’s Telegraph Hill condos page, there were four condos for sale at a median listing price of $1.15 million, and most homes for sale were taking 27 days on market.

Quarterly data reinforces the idea of limited supply with more seller activity. In Sotheby’s Q1 2026 Telegraph Hill report, the median sales price was $1.2 million, average days on market was 31, there were 13 closed sales, only five homes in inventory, and months supply dropped 68% year over year. New listings also rose 157% year over year.

What recent Telegraph Hill sales suggest

Telegraph Hill may be the clearest example of a neighborhood where broad averages can mislead sellers. Recent Redfin sales in Telegraph Hill show a very wide range of outcomes:

• 111 Chestnut St #303 sold at $1.115 million, 3% below list, in 59 days
• 101 Lombard St Unit 401E sold 15% above list in 55 days
• 333 Greenwich St #3 sold 6% above list in 20 days
• 1725 Kearny St #1 sold 2% below list after 202 days
• 382 Green St #2 sold 3% above list in 35 days
• 101 Lombard St Unit 115E sold at list in 11 days

That spread tells you something important. Telegraph Hill is not one uniform condo market. Updated units with strong views, standout layouts, or appealing building characteristics can still generate fast and competitive results. Less updated or less distinctive condos may take much longer, especially if pricing gets ahead of the comps.

Why micro-market pricing matters

If you are selling in either neighborhood, broad median prices should not drive your strategy on their own. Public neighborhood reports often blend condos, co-ops, TICs, and lofts, which means the headline number may not reflect how your specific property will be judged.

That is why building-specific and floor-plan-specific comps matter so much here. In these neighborhoods, buyers often compare:

• Your line in the building versus another line
• A unit with views versus one without views
• Renovated interiors versus original condition
• Homes with parking, terraces, or amenities versus those without

The strongest guidance from recent sales is simple: price against the most similar available and recently sold homes, not just the neighborhood average. That approach is especially important in Telegraph Hill, where outcomes vary more sharply by condition, location within the neighborhood, and property features.

What helps a condo stand out

Across both neighborhoods, the strongest-performing listings tend to share a few traits. Recent sales suggest buyers respond well when a condo offers clear, easy-to-understand value.

Features that may help your listing compete include:

• Bay, bridge, or city views
• Parking
• Private terrace or outdoor space
• Full-service building amenities
• Updated kitchens and baths
• Crisp staging and professional photography

The opposite is also true. Listings that feel dated, poorly presented, or ambitious on price may still sell, but they can take much longer and may invite price reductions.

What limited inventory means for sellers

Thin inventory is generally helpful, but it is not a free pass. Both North Waterfront and Telegraph Hill have had very low quarter-end inventory, which can work in your favor if your condo is prepared and priced thoughtfully.

Still, late 2025 and early 2026 also brought a noticeable rise in new listings in both neighborhoods. That means you may be competing against a fresh batch of similar homes, even if the total number of active listings remains low.

For sellers, that creates a balanced message. You may benefit from limited supply, but you still need to win the comparison shopping buyers do online and in person. In a niche market, that often comes down to preparation, pricing discipline, and marketing quality.

A practical selling strategy

If you want to maximize your outcome, it helps to think beyond the list price alone. The best sales in these neighborhoods usually come from a coordinated strategy that aligns pricing, timing, and presentation.

A strong seller plan often includes:

1. Comp selection based on your building, layout, views, and condition
2. Pre-listing preparation to improve visual appeal and buyer confidence
3. Photography and digital presentation that highlight what makes the unit distinct
4. Launch timing that avoids getting buried by too many similar listings
5. Pricing discipline that encourages attention early rather than chasing the market later

For many condo sellers, this is where preparation can have a real financial impact. When a listing looks polished and market-ready from day one, buyers are often more willing to act with confidence.

The bottom line for North Waterfront and Telegraph Hill sellers

North Waterfront and Telegraph Hill both offer real opportunity for condo sellers, but neither market is automatic. North Waterfront appears to be moving more quickly in the strongest price bands, especially for polished listings in roughly the high $900,000s to high $2 million range. Telegraph Hill still has meaningful demand, but results vary more widely based on building, condition, views, and pricing.

If you are planning a sale, the smartest move is to evaluate your condo in the context buyers will actually use. That means focusing on the closest comparable units, understanding where your home stands out, and presenting it with care. If you want a local, data-driven strategy for your sale, Brad Coy can help you assess pricing, presentation, and next steps with a boutique, high-touch approach.

FAQs

What is the condo market like in North Waterfront right now?

• North Waterfront appears tight and fairly active, with Redfin reporting a median sale price of $2,347,500, 16 median days on market, and a 103.4% sale-to-list ratio in February 2026.

What is the condo market like in Telegraph Hill right now?

• Telegraph Hill remains active but more uneven, with Redfin showing a median sale price of $1,862,500, 50 median days on market, and a 96.5% sale-to-list ratio in February 2026.

How should sellers price a condo in North Waterfront or Telegraph Hill?

• Sellers should price against the most similar recent comps by building, floor plan, views, and condition, because these neighborhoods are micro-markets where broad median prices can be less useful than highly specific comparisons.

What features matter most to condo buyers in North Waterfront and Telegraph Hill?

• Recent sales suggest buyers respond most strongly to features like views, parking, terraces, updated interiors, and full-service building amenities, especially when those advantages are paired with strong presentation.

Are North Waterfront and Telegraph Hill automatic over-asking markets for sellers?

• No. Some listings have sold above list and quickly, but recent sales also show that less differentiated or overpriced units can take much longer and sell below asking.

Is low inventory good news for condo sellers in these San Francisco neighborhoods?

• Low inventory can help sellers, but rising new listing activity means your condo still needs to compete well on pricing, preparation, and marketing to stand out.