Many national, state and local real estate indicators turned positive in the last 6 months (sometimes for the first time in years) and San Francisco sales continued to strengthen in spring and summer in virtually all price categories. (See charts here.) Properties viewed as good deals are selling quickly, sometimes with multiple offers for more than asking price. Bank-owned (REO) home sales and short sales constitute approximately 20% of sales in the city, though so far mostly concentrated in specific neighborhoods. (See link at bottom to REO & Short Sale Analysis.) Despite positive market conditions, many home listings still expire without selling – generally speaking, due to overpricing, poor preparation and/or poor marketing. With the advent of autumn – typically a strong sales season – new inventory has increased dramatically and, after a Labor-Day lull, a spike in accepted offers began in mid-September.

For $11,500,000

Pacific Heights: 9 BR, 6.5 BA, 10,614 sq.ft. 1885 mansion; GG bridge view, ballroom, library, 7 fireplaces, 2 terraces, elevator, 4 car pkg. $1083/sq.ft., bank sale of foreclosed home, 408 days on market (DOM); original list price of $14,900,000.

For $9,350,000*

Yerba Buena/SOMA: 3 BR, 3 BA, 4800 sq.ft. unfinished penthouse shell on 60th floor of new Millennium Tower; staggering views, 700 sq.ft. terrace, 2 car pkg. * At the sales price reported by SF Chronicle: $1950/sq.ft.; largest SF condo sale YTD. Original list price of $11m.

For about $7,000,000

Presidio Heights: 5 BR, 5.5 BA, 6500 sq.ft., 1905 house (SFD); library, 2 family rooms, wine cellar, 6 fireplaces, 2 car pkg. $1107/sq.ft. at list price, 15 days on market (DOM).

Pacific Heights: 5 BR, 5 BA, 5190 sq.ft., 1925 full-floor co-op; incredible 360 degree views, library, 2 elevators, 2 car pkg. $1379/sq.ft.

For $6,000,000

Russian Hill: 3 BR, 4.5 BA, contemporary co-op; spectacular views, terrace, 3 car pkg, 192 DOM.

For about $3,000,000

Parnassus Hghts: 4 BR, 2.5 BA, 3073 sq.ft. 1992 SFD; city view, deck, 2 pkg. $1000/sq.ft.

Nob Hill: 3 BR, 3.5 BA, 3038 sq.ft. 1914 penthouse condo; bay views, 2 pkg. $1039/sq.ft.

For about $2,700,000

St Francis Wood: 5 BR, 6 BA, 4800 sq.ft. Colonial; 4 fireplaces, ocean vw, 5 pkg. $575/sq.ft.

Potrero Hill: 5 BR, 5.5 BA, 5000 sq.ft. 2008 SFD; pano views, au-pair apt, 3 pkg. $540/sq.ft.

Cow Hollow: 5 BR, 4.5 BA, 3975 sq.ft. 1900 Edwardian; GG bridge view, 1 pkg. $692/sq.ft.

North of Lake: 4 BR, 2.5 BA, 3360 sq.ft. Craftsman Edwardian; 4 bonus rms, 2 pkg. $804/sq.ft.

For about $2,000,000

Lower Pacific Hghts: 4 BR, 3.5 BA, 1890 Victorian; 1 BR apt, in-law apt, 1 pkg.
Noe Valley: 4 BR, 3 BA, 2553 sq.ft. 1925 SFD; bay/city views, deck, 3 pkg. $792/sq.ft.
Pacific Heights: 2 BR, 2.5 BA, modern top-floor TIC in 2 unit bldg; roof deck, 2 pkg.
SOMA: 2 BR, 2.5 BA, 1670 sq.ft. St. Regis condo; city views, pkg. $1300/sq.ft.

For about $1,500,000

Glen Park: 4 BR, 3 BA, 3045 sq.ft. 1968 SFD; downtown/bay views, 2 pkg. $479/sq.ft.
Duboce Park: 4 BR, 2 BA, 2350 sq.ft. 1888 Queen Anne; in-law apt, 1 pkg. $638/sq.ft.
Liberty Hill: 3 BR, 3 BA, 1991 sq.ft. SFD; downtown/bay views, 1 pkg. $743/sq.ft.
South Beach: 3 BR, 2 BA Watermark condo; bay views from every room, deck, 1 pkg.
Financial Dist: 2 BR, 2.5 BA, 1510 sq.ft. Ritz Carlton condo; city views, 1 pkg. $993/sq.ft.
Forest Hill: 2 BR, 1.5 BA, 2344 sq.ft. 1954 SFD; den, family room, 2 pkg. $636/sq.ft.

For about $1,000,000

Sunset: 4 BR, 4 BA, 2436 sq.ft. 1936 SFD; den, 1 pkg. $402/sq.ft.
Alamo Square: 4 BR, 2 BA, 2000 sq.ft. top floor Victorian condo; 1 car pkg. $480/sq.ft.
Inner Mission: 3 BR, 3.5 BA, 1890 sq.ft. modern Victorian condo; deck, pkg. $529/sq.ft.
Monterey Heights: 3 BR, 3 BA, 2137 sq.ft. 1955 SFD; ocean views, 2 car pkg. $461/sq.ft.
Haight Ashbury: 3 BR, 2 BA, 1589 sq.ft. 1900 Edwardian condo; 1 pkg. $645/sq.ft.
Corona Hghts: 3 BR, 2 BA, 1743 sq.ft. top flr condo; dwntwn views, deck, 1 pkg. $559/sq.ft.
Lake: 3 BR, 1.5 BA, 1477 sq.ft. 1908 Arts & Crafts top flr condo; decks, 2 pkg. $676/sq.ft.
Inner Richmond: 3 BR, 1.5 BA, 1912 Edwardian; sunroom, deck, pkg, 12 days on market.
Noe Valley: 3 BR, 1 BA, 1362 sq.ft. 1951 SFD; 2 car pkg. $698/sq.ft.
Russian Hill: 2 BR, 2 BA, 1171 sq.ft. 2009 top flr condo; bay views, 1 pkg. $854/sq.ft.
Mission Bay: 2 BR, 2 BA, 1393 sq.ft. Radiance condo; bay views, deck, 1 pkg. $711/sq.ft.
Lone Mtn: 2 BR, 1.5 BA, 1790 sq.ft. 1937 SFD; probate sale, 2 car pkg. $545/sq.ft.
Bernal Heights: 2 BR, 1.5 BA 1835 sq.ft. 1953 SFD on very large lot; 3 pkg. $518/sq.ft.
Marina: 2 BR, 1 BA, 1270 sq.ft. 1924 condo; yard, deck. $783/sq.ft.

For about $750,000

Sunnyside: 4 BR, 2 BA, 1600 sq.ft. 1921 SFD; 1 car pkg. $463/sq.ft.
Potrero Hill: 3 BR, 2.5 BA, 1334 sq.ft. 2007 townhouse condo; 1 car pkg. $569/sq.ft.
Miraloma Park: 3 BR, 2 BA, 1851 sq.ft. 1976 condo; canyon view, deck, 1 pkg. $404/sq.ft.
Bernal Heights: 3 BR, 2 BA, 1790 sq.ft. 2006 condo; park views, 1 car pkg. $415/sq.ft.
Central Sunset: 3 BR, 1 BA, 1939 tunnel-entrance SFD; bonus room/bath, sunroom, 2 pkg.
Cole Valley: 2 BR, 2 BA, 1131 sq.ft. 1928 Arts & Crafts condo, 1 pkg. $668/sq.ft.
Eureka Valley: 2 BR, 2 BA, 1066 sq.ft. 1890 Italianate Victorian condo; 1 pkg. $705/sq.ft.
Parkside: 2 BR, 1.5 BA, Doelger center-patio SFD; deck, garden, 2 pkg.
Inner Sunset: 2 BR, 1 BA, 1210 sq.ft. 1924 Marina-style SFD; sunroom, 2 pkg. $616/sq.ft.
Buena Vista Park: 2 BR, 1 BA, 1375 sq.ft. 1905 Edwardian condo; 1 pkg, yard. $545/sq.ft.
Mission Dolores: 2 BR, 1 BA, 1458 sq.ft. top-flr Edwardian condo; leased pkg. $511/sq.ft.

For about $650,000

Portola: 3 BR, 2.5 BA, 2085 sq.ft. 1965 SFD; in-law apt, 2 car pkg. $312/sq.ft.
Outer Sunset: 3 BR, 2 BA, 1509 sq.ft. 1944 SFD; in-law apt, deck, 2 car pkg.
Crocker Amazon: 3 BR, 2 BA, 1303 sq.ft. 1959 SFD; bonus room/bath, 2 car pkg.
Excelsior: 3 BR, 2 BA, 1612 sq.ft. 1965 SFD; full basement, 2 pkg. $402/sq.ft.
Anza Vista: 3 BR, 1 BA, 1194 sq.ft. condo; deck, no pkg. $536/sq.ft.
Forest Knolls: 2 BR, 2.5 BA, 1465 sq.ft. 1979 SFD; short sale, 2 pkg. $447/sq.ft.
South Beach: 2 BR, 2 BA, 1141 sq.ft. condo; deck, ballpark view, 1 pkg. $574/sq.ft.
Outer Richmond: 2 BR, 1 BA, 1240 sq.ft. 1920 SFD; 2 car pkg. $516/sq.ft.
Outer Parkside: 2 BR, 1 BA, 1137 sq.ft. 1948 SFD; REO sale, bonus room/bath, 2 pkg.
Sea Cliff: 1 BR, 2 BA, 944 sq.ft. 1922 2-level condo; leased pkg. $691/sq.ft.
SOMA: 1 BR, 1.5 BA, 1164 sq.ft. 2002 2-level condo-loft; den, 1 pkg. $550/sq.ft.
Noe Valley: 1 BR, 1 BA, 929 sq.ft. 1900 Victorian condo; yard, no pkg. $696/sq.ft.
Presidio Hghts: 1 BR, 1 BA, 1035 sq.ft. 1st flr, Edward. condo; no pkg. $623/sq.ft.

For about $500,000

Inner Mission: 3 BR, 2 BA, 1175 sq.ft. 2009 condo; 1 pkg. $426/sq.ft.
Bayview Hghts: 3 BR, 2 BA, 1204 sq.ft. 1962 SFD; city/bay views, 2 pkg. $419/sq.ft.
Sunnyside: 3 BR, 1 BA, 1372 sq.ft. 1912 SFD; “fixer-upper,” no pkg. $357/sq.ft.
Crocker Amazon: 2 BR, 1 BA, 1923 SFD; bank sale, in-law apt, 1 pkg.
Outer Sunset: 2 BR, 1 BA, 1011 sq.ft. 1948 SFD; “needs updating,” 2 pkg. $495/sq.ft.
Noe Valley: 2 BR, 1 BA, 998 sq.ft. Victorian TIC; no pkg. $496/sq.ft.
Glen Park: 1 BR, 1 BA, 443 sq.ft. 1910 cottage; large lot, no pkg, 20 days on market.
Clarendon Hghts: 1 BR, 1 BA, 691 sq.ft. 1951 TIC; great views, 1 pkg. $720/sq.ft.

* Specific sales occurring 6/21/09 – 9/21/09 and not necessarily representative of general values for property type and area delineated. Exact location, condition, construction, renovations, curb appeal, views, lot size and many other factors all impact property values. SFD = single family dwelling (house). Days on market = number of days between going on market and being designated “pending sale, contingencies removed.” Square footage is based on interior living square footage and does not include decks, patios, yards, garages, unfinished basements and attics, or rooms and units built without permit (so-called “bonus rooms” and “in-law apts”).