Blog > San Francisco Luxury Homes: Where $3.5 Million+ Houses Sold, Neighborhood by Neighborhood
San Francisco Luxury Homes: Where $3.5 Million+ Houses Sold, Neighborhood by Neighborhood
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Where do top-of-market single-family houses sell in San Francisco? In the two years to October 27, 2026, 629 of the 4,562 single-family houses that sold in San Francisco (14%) closed at $3.5 million or more, by the MLS records we can read with repeat records removed. In 2022, 218 did all year; in 2025, 237 did. Here is where those sales happened, inside each of our neighborhood guides.
The short answer
- Across the city: 41% of house sales closed at $2M or more, 14% at $3.5M or more and 6% at $5M or more. The highest sale was $27.5M in Pacific Heights.
- Where they cluster (share of house sales at $3.5M+, guides with at least 8 house sales): Cow Hollow (77%), Pacific Heights (76%), Sea Cliff & Lake District (73%), Presidio Heights & Laurel Heights (71%), Marina (68%) and St. Francis Wood & Monterey Heights (51%).
- None at $3.5M+ in the window: Oceanview, Merced Heights & Ingleside and Excelsior & Outer Mission.
- What it buys: the typical house that sold for $3.5M or more went for $4.8M, with 3,400 sq ft ($1,561 per sq ft), against 1,770 sq ft and $1,049 per sq ft for all San Francisco houses.
- Over time: 218 house sales at $3.5M or more in 2022 and 237 in 2025, with 307 more from January through September 2026.
Next steps in San Francisco
- What’s my San Francisco home worth? Request an estimate, and ask us for the recent sales on your street.
- See San Francisco homes for sale, then use Save Search to get new listings by email.
- Book a strategy call with a Property Nerd.
Neighborhood by neighborhood
Guides with at least 8 house sales, highest share at $3.5M or more first. Each cell shows how many houses sold at that price or more and their share of the guide’s house sales. Each name opens its guide, with live listings and the last 12 months of sales.
| Neighborhood | House sales | Median price | $2M+ | $3.5M+ | $5M+ |
|---|---|---|---|---|---|
| Cow Hollow | 35 | $5.81M | 32 (91%) | 27 (77%) | 18 (51%) |
| Pacific Heights | 97 | $6.85M | 84 (87%) | 74 (76%) | 64 (66%) |
| Sea Cliff & Lake District | 56 | $4.86M | 51 (91%) | 41 (73%) | 23 (41%) |
| Presidio Heights & Laurel Heights | 48 | $6.51M | 42 (88%) | 34 (71%) | 27 (56%) |
| Marina | 57 | $4.17M | 53 (93%) | 39 (68%) | 19 (33%) |
| St. Francis Wood & Monterey Heights | 47 | $3.54M | 45 (96%) | 24 (51%) | 4 (9%) |
| Haight-Ashbury & Cole Valley | 88 | $3.05M | 68 (77%) | 34 (39%) | 10 (11%) |
| Telegraph Hill & North Beach | 35 | $2.82M | 21 (60%) | 12 (34%) | 7 (20%) |
| Noe Valley | 245 | $2.61M | 168 (69%) | 83 (34%) | 29 (12%) |
| Mission Dolores & Dolores Heights | 81 | $2.3M | 42 (52%) | 22 (27%) | 8 (10%) |
| Castro & Eureka Valley | 124 | $2.5M | 84 (68%) | 33 (27%) | 7 (6%) |
| Russian Hill | 54 | $1.57M | 20 (37%) | 13 (24%) | 10 (19%) |
| West Portal | 35 | $2.85M | 33 (94%) | 6 (17%) | 0 (0%) |
| Inner Richmond & Lone Mountain | 83 | $2.33M | 52 (63%) | 14 (17%) | 1 (1%) |
| Potrero Hill & Dogpatch | 79 | $1.96M | 39 (49%) | 13 (16%) | 3 (4%) |
| Forest Hill & Forest Hills Extension | 52 | $2.71M | 38 (73%) | 8 (15%) | 2 (4%) |
| Glen Park | 126 | $2.2M | 75 (60%) | 19 (15%) | 4 (3%) |
| Outer & Central Richmond | 246 | $2M | 123 (50%) | 24 (10%) | 2 (1%) |
| Inner Sunset & Golden Gate Heights | 134 | $2.14M | 84 (63%) | 13 (10%) | 1 (1%) |
| Twin Peaks & Midtown Terrace | 86 | $1.86M | 36 (42%) | 8 (9%) | 2 (2%) |
| Ingleside Terraces & Balboa Terrace | 48 | $2.46M | 36 (75%) | 4 (8%) | 1 (2%) |
| Diamond Heights | 36 | $2.45M | 30 (83%) | 3 (8%) | 0 (0%) |
| Bernal Heights | 301 | $1.7M | 99 (33%) | 9 (3%) | 1 (<1%) |
| Miraloma Park & Sunnyside | 247 | $1.78M | 98 (40%) | 4 (2%) | 1 (<1%) |
| Parkside | 378 | $1.71M | 115 (30%) | 5 (1%) | 2 (1%) |
| Outer & Central Sunset | 311 | $1.7M | 98 (32%) | 1 (<1%) | 0 (0%) |
| Oceanview, Merced Heights & Ingleside | 184 | $1.25M | 5 (3%) | 0 (0%) | 0 (0%) |
| Excelsior & Outer Mission | 380 | $1.18M | 11 (3%) | 0 (0%) | 0 (0%) |
Year by year since 2022
House sales at $3.5M or more each year, in San Francisco. The line is fixed in dollars, so the count moves with prices as well as with demand: the median house sold for $1.77M in 2022 and $1.63M in 2025.
| Year | House sales | $3.5M+ | Share | Median house price |
|---|---|---|---|---|
| 2022 | 1,972 | 218 | 11% | $1.77M |
| 2023 | 1,649 | 146 | 9% | $1.55M |
| 2024 | 1,965 | 206 | 10% | $1.61M |
| 2025 | 2,294 | 237 | 10% | $1.63M |
| 2026 (Jan.–Sept.) | 1,700 | 307 | 18% | $1.98M |
Reading it right
- These are sale prices, not list prices, and they aren’t adjusted for inflation.
- Size drives much of the top end, so compare price per square foot as well as price when you look at houses at $3.5M or more.
- Small samples swing. Every cell shows its count, and one or two sales can move a small guide’s share.
- Each sale counts once; none falls inside two of our guide outlines.
- Past sales aren’t a forecast or the value of any one home.
How we counted
Closed sales of single-family houses reported to the MLS, read through the IDX feeds that power our home search, with one record per MLS number and only sales with a recorded living area and a map position, placed inside each guide’s outline. A sale counts at a price if it closed at that amount or more. The yearly table uses the same rules, by closing date, through September 30, 2026.
Go deeper
The Luxury Market Report follows the top of the market across Silicon Valley, and the Price Ladder shows where San Francisco’s top end sits against other cities. For San Francisco, see houses under $1.5 million, guide by guide, house prices by bedrooms and neighborhoods ranked by price per square foot; the San Francisco city guide links every guide.
Common questions
What is the most expensive neighborhood in San Francisco?
By median house price over the two years to October 27, 2026, among our guides with at least 8 house sales: Pacific Heights ($6.85M), Presidio Heights & Laurel Heights ($6.51M) and Cow Hollow ($5.81M).
How many San Francisco houses sell for $3.5 million or more?
629 of 4,562 house sales (14%) in those two years, and 237 in 2025 alone, against 218 in 2022.
What was the highest house sale in San Francisco?
$27.5M in Pacific Heights, in the two years to October 27, 2026, by the MLS records we can read.
The San Francisco data series: neighborhoods ranked by price per sq ft · where homes sell over asking · condos and townhomes · house prices by bedrooms · houses under $1.5M · the best month to sell · the most expensive streets · houses by neighborhood · the most expensive streets from San Francisco to San Jose
Selling at the top of the San Francisco market?
A Property Nerd will pull the closest sales at your level in your neighborhood, show how they were priced, prepared and marketed, and build a plan for yours. Call (408) 373-1660 or (650) 383-8606, or book a strategy call. Commissions are negotiable, and we offer bundled services, so ask us what’s included.