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Updated! Mapping the 25 Most Expensive Homes for Sale in SF

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It's been more than three months since we last checked in on the most expensive homes for sale in San Francisco, and in that time a lot has happened. An under-construction penthouse at the wildly popular Lumina building has taken over the top slot with a $49 million ask. It's the first time in a very long time that the No. 1 spot has been located somewhere outside of Pacific Heights. It's also part of a major trend toward very expensive condos—in fact, there are now eight condos on the list (and there would be nine, if the $30M condo at 2006 Washington weren't about to change hands).

There has also been a ton of movement lower down on the list, with many homes either selling or leaving the market. In December, the homes rounded up here went no lower than $6.5 million, but that figure has now dropped down to $5.8 million. Another notable absentee: 2724 Pacific, which just sold for nearly $24 million in what is now the biggest sale of the year.


· Updated! The 25 Most Expensive Homes for Sale in San Francisco (December 2014) [Curbed SF]
· Previous Coverage of Lumina [Curbed SF]
· Holy Crap, Lumina Listed a Penthouse for an Eye-Popping $49M [Curbed SF]
· $30M Pacific Heights Penthouse to Set New San Francisco Condo Sale Record [Curbed SF]
· 2724 Pacific in Pacific Heights Sells for $23.889M, Is Biggest Sale of the Year [Curbed SF]

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1. Lumina Tower B Ph, South Beach

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201 Folsom Street
San Francisco, CA 94105

San Francisco's new top property is the penthouse at Lumina, the wildly fancy, amenity-rich condo building now under construction in South Beach. Last month, the team behind Lumina announced that the 14,000-square-foot unit is up for sale for $49 million. The condo is the equivalent of eight lesser Lumina units.Rendering via Tishman Speyer/steelblue

2. 2701 Broadway, Pacific Heights

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2701 Broadway Street
San Francisco, CA 94115

San Francisco got a new leading lady when 2701 Broadway came on the market in early November for an eye-popping $39M. The price is $12 million above the 7-bedroom neoclassical revival's 2012 sale price, even though the photos indicate few changes since then. The home features a master bedroom that could be confused with a formal living room, a master bath tricked out like a bridal boutique, and a full-size indoor basketball court.

3. 2712 Broadway, Pacific Heights

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2712 Broadway Street
San Francisco, CA 94123

What is now San Francisco's third most expensive piece of residential property is actually somewhat tricky to price, because it's really just an under-construction new home on Billionaires' Row. Last we checked in, the broker estimated the price at a lofty $32M but acknowledged that the final price will depend on the upgrades and finishes the buyer selects. Last year the same plans (including the lot and entitlements to build) were ballparked at $28.85M, so either construction costs have gone up, or this year's buyers of phantom houses are more demanding than last year's. The home is expected to be complete by the end of the year.

4. Lumina Tower D Ph, South Beach

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201 Folsom Street
San Francisco, CA 94105

Lumina's second-best penthouse isn't nearly as pricey as its first, asking a (comparatively!) demure $29M. It will sit on the 37th floor of Tower D and is the equivalent of only four regular units to the other penthouse's eight. It will be ready for move-in in the summer of 2016.

5. 3800 Washington, Presidio Heights

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3800 Washington St
San Francisco, CA 94118

Halsey Minor, a technology entrepreneur whom you may know as the guy who founded CNET in 1993, bought this "modified copy" of Marie Antoinette's Petit Trianon in 2007. The 8-bed, 7-bath, 18,000-square-foot mansion comes with the adjoining 2,618-square-foot guest home at 3810 Washington and a vacant lot (125 Maple) that's currently being used as a backyard. The three must be sold together. When Curbed SF toured the property in 2012, it was in really bad shape—holes in the ceiling, water damage to the original silk wall coverings, outdated everything. The whole place will need a complete restoration. Hence the serial price chops over the years, from $25M down to $21M and now $17.995M. If it ever does sell and get the renovation it deserves, we sincerely hope the spectacular ballroom becomes wedding central.

6. 2950 Vallejo, Pacific Heights

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2950 Vallejo St
San Francisco, CA 94123

This Neo-Tuscan mansion came on the market back in 2012 asking $19.5M. It's now asking $16.995M. The 8-bed, 5.75-bath abode played host to the 2011 San Francisco Decorator Showcase. The Oakland Tribune published a rumor in 1940 that Princess Stephanie von Hoohenlohe, a "notorious member of Hitler's spy organization," went into hiding here around that time.

7. 2900 Vallejo, Pacific Heights

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2900 Vallejo Street
San Francisco, CA 94123

Designed and built in 1912 by Bay Area architect Louis M. Upton, this rather enormous property has more bathrooms (5 full, 3 half) than bedrooms (4). More recently its fulsome 8,675 square feet were spiffed up by interior designer Ken Fulk. The house quietly listed back in May for $15.998M and recently dropped to $14.5M.

8. 2698 Pacific, Pacific Heights

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2698 Pacific Avenue
San Francisco, CA 94115

Although it is currently undergoing major renovations, 2698 Pacific just couldn't wait to go up for sale. When we last saw its interiors back in 2012, it was in a strange, creepy state. It's now asking $13.5M, although it's unclear how much work will still need to be done after it changes hands.

9. 298 Chestnut, Telegraph Hill

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298 Chestnut Street
San Francisco, CA 94133

The Villa de Martini, which sits atop Telegraph Hill, has popped on and off the market since May 2014. It started with an asking price of $16M but has now lowered its expectations to $13M. The estate comes with a Tesla charging station, a 4-bedroom Mediterranean-style house, and sprawling grounds.

10. 1032 Broadway, Russian Hill

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1032 Broadway Street
San Francisco, CA 94133

$12M houses usually flex at least a little muscle and pose gamely for the camera, in that reassuring welcome-to-the-money-pot sort of way. But at 161 years old, 1032 Broadway doesn’t even have to try. The Atkinson House, a.k.a. San Francisco Landmark 97, is one of the first Italianate villas built in these parts, just on the outskirts of the original settlement at Yerba Buena. It was built in 1853 (probably) by William H. Ranlett, renovated at the turn of the last century by Willis Polk, and nestled behind a living green wall at some point. This historic abode has 4 bedrooms, 4 baths, and the proper checklist of archways, classical columns, and one grand chateau-style fireplace.

11. 1750 Taylor #1601, Russian Hill

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1750 Taylor Street
San Francisco, CA 94133

This Royal Towers two-bedroom just went through a complete transformation that included the addition of custom-made furniture. All of the furnishings come included, making the $10.5M ask practically a steal (though the condo's price works out to a nearly unbelievable $3,164 per square foot). HOA dues aren't included in the listing, but they must be through the roof.

12. 2411 Broadway, Pacific Heights

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2411 Broadway Street
San Francisco, CA 94115

This slim mansion has a crazy secret bathroom located behind a library—without a doubt its most interesting feature. It's asking $10M for its 4 bedrooms and 4.5 bathrooms. There's also a home theater and a flowery back yard.

13. 2500 Steiner #5, Pacific Heights

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2500 Steiner Street
San Francisco, CA 94115

A full-floor co-op in one of Pacific Heights' most storied buildings listed in November for $9.95M. It has since made it official on the MLS, offering a glimpse inside its somewhat spartan interiors. It was originally built as a 4-bedroom but has been turned into a very spacious 2-bedroom.

14. 3636 Clay, Presidio Heights

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3636 Clay Street
San Francisco, CA 94118

Though it’s been around since 1899, the giant white wedding cake at 3636 Clay has only ever had four owners. Anyone looking to be number five will need to shell out $9.5M for the privilege of striding through its grand fondant-striped foyer (which, as the brokerbabble helpfully points out, is “a great spot to make toasts”). Wedding topper figurines in need of housing should take careful note of the parking situation, which is currently nonexistent (though a permit to build a garage is attached to the property). The house initially wanted $11M but took a price cut a few months after coming on the market.

15. 663 Marina Boulevard, Marina

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663 Marina Boulevard
San Francisco, CA 94123

This big, beautiful flip changed everything but the views during its renovation over the past few years and is now asking $9.5M. There are 6 bedrooms, a perfectly landscaped backyard, and fantastic views of the adjacent yacht club.

16. 1735 Franklin, Pacific Heights

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1735 Franklin Street
San Francisco, CA 94109

This extremely well-mannered brick home hails from 1904, when craftsmanship was on display everywhere and the wainscoting sometimes came up to people’s necks. There are 8 bedrooms, 4.5 baths, a half-dozen fireplaces, and an antiquishly storybook kitchen that would make even Martha Stewart feel inferior. It started out asking $9.7M but is now down to $9.5M. If you're not ready to buy, the property is also available to rent for $35,000 a month on Craigslist.

17. 65 Montclair, Russian Hill

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65 Montclair Terrace
San Francisco, CA 94109

This boxy modern 4-bedroom, owned by former Clorox chairman and CEO G. Craig Sullivan and his wife, Maureen Sullivan, is just a block away from the twisty part of Lombard Street. The couple listed it in March of last year for $9.95M and failed to find a buyer. Now it's back for $8.95M. The place has been completely rebuilt since it first went up in 1938, but the views are the main attraction here.

18. 2367 Washington, Pacific Heights

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2367 Washington Street
San Francisco, CA 94115

This fancy Beaux Arts flip is currently looking for $7.75M after selling for $2.8 million back in 2012. It feels both more thoughtful and more livable than many other flips, with big, elegant windows and moldings everywhere. Sadly, the big new house replaces some former rental units.

19. 1070 Green #1501, Russian Hill

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1070 Green Street
San Francisco, CA 94133

Yet another very expensive flip, this three-bedroom Russian Hill condo got rid of its beige carpeting and doubled its price to $7.5M. That's a stunning $3,054 per square foot, a price perhaps largely based on the unbelievable views in every direction.

20. 765 Market Street #22A & #22B, SoMa

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765 Market Street
San Francisco, CA 94103

The only interior photo available of this 4-bedroom unit at the Four Seasons is of the kitchen. The condo is actually two units being sold together to be combined into one "super-unit," for what appears to be a grand total of $7.5M. All necessary permits for the combination come included in the sale.

21. 188 Minna #26E, Yerba Buena

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188 Minna Street
San Francisco, CA 94105

Living at the St. Regis has never been cheap, and this three-bedroom corner unit is no exception. It is priced at $6.995M and features clubby interiors with lots of wood and architectural millwork, a library, and city views.

22. 1533 Sutter, Lower Pac Heights

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1533 Sutter Street
San Francisco, CA 94109

This 1889 Queen Anne was purchased by flippers who bought it in 2013 for just over $2.5 million. It hadn't been sold in more than 100 years before that. The 6-bedroom home's stunning entryway was removed, as was much of its character. It's now back on the market asking a depressing $6.595M.

23. 178 Sea Cliff, Sea Cliff

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178 Sea Cliff Avenue
San Francisco, CA 94121

This Sea Cliff mansion's status as a total fixer-upper hasn't stopped it from asking $6.298M. It does have one of the most dramatic locations in the city, sitting perched right on the edge of the Pacific Ocean. It's being sold unstaged (with the exception of one lonely piano), allowing it to show off its beautiful bones and potential.

24. 1150 Sacramento #403, Nob Hill

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1150 Sacramento Street
San Francisco, CA 94108

When 1150 Sacramento's unit 403 came on the market last year, it was one of the most expensive units for sale in the city. That has all changed, with numerous other condos and co-ops besting its $5.95M ask. The HOA dues of $4,405 are even more impressive than the actual asking price.

25. 24 San Benito Way, St. Francis Wood

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24 San Benito Way
San Francisco, CA 94127

This massive 8-bedroom home has been looking for a buyer since last May but hasn't budged from its $5.8M price. There are 9.5 bathrooms in the house, which seems a bit excessive. It also sits on a double-wide lot. This is the only home outside of the city's northern boundaries to make the list.

1. Lumina Tower B Ph, South Beach

201 Folsom Street, San Francisco, CA 94105

San Francisco's new top property is the penthouse at Lumina, the wildly fancy, amenity-rich condo building now under construction in South Beach. Last month, the team behind Lumina announced that the 14,000-square-foot unit is up for sale for $49 million. The condo is the equivalent of eight lesser Lumina units.Rendering via Tishman Speyer/steelblue

201 Folsom Street
San Francisco, CA 94105

2. 2701 Broadway, Pacific Heights

2701 Broadway Street, San Francisco, CA 94115

San Francisco got a new leading lady when 2701 Broadway came on the market in early November for an eye-popping $39M. The price is $12 million above the 7-bedroom neoclassical revival's 2012 sale price, even though the photos indicate few changes since then. The home features a master bedroom that could be confused with a formal living room, a master bath tricked out like a bridal boutique, and a full-size indoor basketball court.

2701 Broadway Street
San Francisco, CA 94115

3. 2712 Broadway, Pacific Heights

2712 Broadway Street, San Francisco, CA 94123

What is now San Francisco's third most expensive piece of residential property is actually somewhat tricky to price, because it's really just an under-construction new home on Billionaires' Row. Last we checked in, the broker estimated the price at a lofty $32M but acknowledged that the final price will depend on the upgrades and finishes the buyer selects. Last year the same plans (including the lot and entitlements to build) were ballparked at $28.85M, so either construction costs have gone up, or this year's buyers of phantom houses are more demanding than last year's. The home is expected to be complete by the end of the year.

2712 Broadway Street
San Francisco, CA 94123

4. Lumina Tower D Ph, South Beach

201 Folsom Street, San Francisco, CA 94105

Lumina's second-best penthouse isn't nearly as pricey as its first, asking a (comparatively!) demure $29M. It will sit on the 37th floor of Tower D and is the equivalent of only four regular units to the other penthouse's eight. It will be ready for move-in in the summer of 2016.

201 Folsom Street
San Francisco, CA 94105

5. 3800 Washington, Presidio Heights

3800 Washington St, San Francisco, CA 94118

Halsey Minor, a technology entrepreneur whom you may know as the guy who founded CNET in 1993, bought this "modified copy" of Marie Antoinette's Petit Trianon in 2007. The 8-bed, 7-bath, 18,000-square-foot mansion comes with the adjoining 2,618-square-foot guest home at 3810 Washington and a vacant lot (125 Maple) that's currently being used as a backyard. The three must be sold together. When Curbed SF toured the property in 2012, it was in really bad shape—holes in the ceiling, water damage to the original silk wall coverings, outdated everything. The whole place will need a complete restoration. Hence the serial price chops over the years, from $25M down to $21M and now $17.995M. If it ever does sell and get the renovation it deserves, we sincerely hope the spectacular ballroom becomes wedding central.

3800 Washington St
San Francisco, CA 94118

6. 2950 Vallejo, Pacific Heights

2950 Vallejo St, San Francisco, CA 94123

This Neo-Tuscan mansion came on the market back in 2012 asking $19.5M. It's now asking $16.995M. The 8-bed, 5.75-bath abode played host to the 2011 San Francisco Decorator Showcase. The Oakland Tribune published a rumor in 1940 that Princess Stephanie von Hoohenlohe, a "notorious member of Hitler's spy organization," went into hiding here around that time.

2950 Vallejo St
San Francisco, CA 94123

7. 2900 Vallejo, Pacific Heights

2900 Vallejo Street, San Francisco, CA 94123

Designed and built in 1912 by Bay Area architect Louis M. Upton, this rather enormous property has more bathrooms (5 full, 3 half) than bedrooms (4). More recently its fulsome 8,675 square feet were spiffed up by interior designer Ken Fulk. The house quietly listed back in May for $15.998M and recently dropped to $14.5M.

2900 Vallejo Street
San Francisco, CA 94123

8. 2698 Pacific, Pacific Heights

2698 Pacific Avenue, San Francisco, CA 94115

Although it is currently undergoing major renovations, 2698 Pacific just couldn't wait to go up for sale. When we last saw its interiors back in 2012, it was in a strange, creepy state. It's now asking $13.5M, although it's unclear how much work will still need to be done after it changes hands.

2698 Pacific Avenue
San Francisco, CA 94115

9. 298 Chestnut, Telegraph Hill

298 Chestnut Street, San Francisco, CA 94133

The Villa de Martini, which sits atop Telegraph Hill, has popped on and off the market since May 2014. It started with an asking price of $16M but has now lowered its expectations to $13M. The estate comes with a Tesla charging station, a 4-bedroom Mediterranean-style house, and sprawling grounds.

298 Chestnut Street
San Francisco, CA 94133

10. 1032 Broadway, Russian Hill

1032 Broadway Street, San Francisco, CA 94133

$12M houses usually flex at least a little muscle and pose gamely for the camera, in that reassuring welcome-to-the-money-pot sort of way. But at 161 years old, 1032 Broadway doesn’t even have to try. The Atkinson House, a.k.a. San Francisco Landmark 97, is one of the first Italianate villas built in these parts, just on the outskirts of the original settlement at Yerba Buena. It was built in 1853 (probably) by William H. Ranlett, renovated at the turn of the last century by Willis Polk, and nestled behind a living green wall at some point. This historic abode has 4 bedrooms, 4 baths, and the proper checklist of archways, classical columns, and one grand chateau-style fireplace.

1032 Broadway Street
San Francisco, CA 94133

11. 1750 Taylor #1601, Russian Hill

1750 Taylor Street, San Francisco, CA 94133

This Royal Towers two-bedroom just went through a complete transformation that included the addition of custom-made furniture. All of the furnishings come included, making the $10.5M ask practically a steal (though the condo's price works out to a nearly unbelievable $3,164 per square foot). HOA dues aren't included in the listing, but they must be through the roof.

1750 Taylor Street
San Francisco, CA 94133

12. 2411 Broadway, Pacific Heights

2411 Broadway Street, San Francisco, CA 94115

This slim mansion has a crazy secret bathroom located behind a library—without a doubt its most interesting feature. It's asking $10M for its 4 bedrooms and 4.5 bathrooms. There's also a home theater and a flowery back yard.

2411 Broadway Street
San Francisco, CA 94115

13. 2500 Steiner #5, Pacific Heights

2500 Steiner Street, San Francisco, CA 94115

A full-floor co-op in one of Pacific Heights' most storied buildings listed in November for $9.95M. It has since made it official on the MLS, offering a glimpse inside its somewhat spartan interiors. It was originally built as a 4-bedroom but has been turned into a very spacious 2-bedroom.

2500 Steiner Street
San Francisco, CA 94115

14. 3636 Clay, Presidio Heights

3636 Clay Street, San Francisco, CA 94118

Though it’s been around since 1899, the giant white wedding cake at 3636 Clay has only ever had four owners. Anyone looking to be number five will need to shell out $9.5M for the privilege of striding through its grand fondant-striped foyer (which, as the brokerbabble helpfully points out, is “a great spot to make toasts”). Wedding topper figurines in need of housing should take careful note of the parking situation, which is currently nonexistent (though a permit to build a garage is attached to the property). The house initially wanted $11M but took a price cut a few months after coming on the market.

3636 Clay Street
San Francisco, CA 94118

15. 663 Marina Boulevard, Marina

663 Marina Boulevard, San Francisco, CA 94123

This big, beautiful flip changed everything but the views during its renovation over the past few years and is now asking $9.5M. There are 6 bedrooms, a perfectly landscaped backyard, and fantastic views of the adjacent yacht club.

663 Marina Boulevard
San Francisco, CA 94123

16. 1735 Franklin, Pacific Heights

1735 Franklin Street, San Francisco, CA 94109

This extremely well-mannered brick home hails from 1904, when craftsmanship was on display everywhere and the wainscoting sometimes came up to people’s necks. There are 8 bedrooms, 4.5 baths, a half-dozen fireplaces, and an antiquishly storybook kitchen that would make even Martha Stewart feel inferior. It started out asking $9.7M but is now down to $9.5M. If you're not ready to buy, the property is also available to rent for $35,000 a month on Craigslist.

1735 Franklin Street
San Francisco, CA 94109

17. 65 Montclair, Russian Hill

65 Montclair Terrace, San Francisco, CA 94109

This boxy modern 4-bedroom, owned by former Clorox chairman and CEO G. Craig Sullivan and his wife, Maureen Sullivan, is just a block away from the twisty part of Lombard Street. The couple listed it in March of last year for $9.95M and failed to find a buyer. Now it's back for $8.95M. The place has been completely rebuilt since it first went up in 1938, but the views are the main attraction here.

65 Montclair Terrace
San Francisco, CA 94109

18. 2367 Washington, Pacific Heights

2367 Washington Street, San Francisco, CA 94115

This fancy Beaux Arts flip is currently looking for $7.75M after selling for $2.8 million back in 2012. It feels both more thoughtful and more livable than many other flips, with big, elegant windows and moldings everywhere. Sadly, the big new house replaces some former rental units.

2367 Washington Street
San Francisco, CA 94115

19. 1070 Green #1501, Russian Hill

1070 Green Street, San Francisco, CA 94133

Yet another very expensive flip, this three-bedroom Russian Hill condo got rid of its beige carpeting and doubled its price to $7.5M. That's a stunning $3,054 per square foot, a price perhaps largely based on the unbelievable views in every direction.

1070 Green Street
San Francisco, CA 94133

20. 765 Market Street #22A & #22B, SoMa

765 Market Street, San Francisco, CA 94103

The only interior photo available of this 4-bedroom unit at the Four Seasons is of the kitchen. The condo is actually two units being sold together to be combined into one "super-unit," for what appears to be a grand total of $7.5M. All necessary permits for the combination come included in the sale.

765 Market Street
San Francisco, CA 94103

21. 188 Minna #26E, Yerba Buena

188 Minna Street, San Francisco, CA 94105

Living at the St. Regis has never been cheap, and this three-bedroom corner unit is no exception. It is priced at $6.995M and features clubby interiors with lots of wood and architectural millwork, a library, and city views.

188 Minna Street
San Francisco, CA 94105

22. 1533 Sutter, Lower Pac Heights

1533 Sutter Street, San Francisco, CA 94109

This 1889 Queen Anne was purchased by flippers who bought it in 2013 for just over $2.5 million. It hadn't been sold in more than 100 years before that. The 6-bedroom home's stunning entryway was removed, as was much of its character. It's now back on the market asking a depressing $6.595M.

1533 Sutter Street
San Francisco, CA 94109

23. 178 Sea Cliff, Sea Cliff

178 Sea Cliff Avenue, San Francisco, CA 94121

This Sea Cliff mansion's status as a total fixer-upper hasn't stopped it from asking $6.298M. It does have one of the most dramatic locations in the city, sitting perched right on the edge of the Pacific Ocean. It's being sold unstaged (with the exception of one lonely piano), allowing it to show off its beautiful bones and potential.

178 Sea Cliff Avenue
San Francisco, CA 94121

24. 1150 Sacramento #403, Nob Hill

1150 Sacramento Street, San Francisco, CA 94108

When 1150 Sacramento's unit 403 came on the market last year, it was one of the most expensive units for sale in the city. That has all changed, with numerous other condos and co-ops besting its $5.95M ask. The HOA dues of $4,405 are even more impressive than the actual asking price.

1150 Sacramento Street
San Francisco, CA 94108

25. 24 San Benito Way, St. Francis Wood

24 San Benito Way, San Francisco, CA 94127

This massive 8-bedroom home has been looking for a buyer since last May but hasn't budged from its $5.8M price. There are 9.5 bathrooms in the house, which seems a bit excessive. It also sits on a double-wide lot. This is the only home outside of the city's northern boundaries to make the list.

24 San Benito Way
San Francisco, CA 94127