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Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in San Francisco right now.
You have the upper hand in San Francisco. Most homes for sale still have no buyer. Sellers are competing for you. Use it.
Only 68 out of every 100 homes for sale have found a buyer. The other 32 are still waiting. Your offer may be the only one on the table. Few sellers are dropping their price. Asking prices are holding firm. Your discount will come from one stale listing, not from the whole market.
A typical San Francisco home takes 61 days to find a buyer. Half of them take even longer. That is 13% faster than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago. There are 653 homes for sale in San Francisco. That is 1.9 times the tightest month on record, but below the peak of 1,834. Supply is shrinking against last year.
Asking prices are 31.8% below their Jan 2020 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. San Francisco prices rose in just 48 of 108 months. Prices here mostly do not grow. Buy this market for rent income, not for appreciation.
There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.
Most San Francisco households rent. 62 out of every 100 households are renters. That share has held steady for five years. San Francisco lost about 1,200 renter households in five years. Renter households average 2.0 people. Singles and couples rent here. Two bedrooms beat four.
Households held flat in five years. The housing stock grew 4%. Supply is outrunning demand. 12.2% of homes sit empty. Tenants have options. Budget extra weeks of vacancy between leases.
The median San Francisco household earns $144,151 a year. Incomes here have grown 4.5% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 8.1 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. A tenant on the median income can pay about $3,604 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.
That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.
Yes, if you negotiate. Buyers have the upper hand in San Francisco right now. 68 out of every 100 homes for sale have a buyer, 6% of sellers have cut their price, and a typical home takes 61 days to sell.
Asking prices are 31.8% below their Jan 2020 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
Assume -2.1% a year. San Francisco barely grew over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, San Francisco loses about 2.1% a year. That is the number to type in. Prices rose 1.7% over the last year. That is a timing signal, not a trend.
A typical San Francisco home takes 61 days to find a buyer. Half of them take even longer. That is 13% faster than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago.
Most San Francisco households rent. 62 out of every 100 households are renters. That share has held steady for five years. 12.2% of homes sit empty. Tenants have options. Budget extra weeks of vacancy between leases.
A tenant on the median income can pay about $3,604 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median San Francisco household earns $144,151 a year.
94133. Only 52 out of 100 homes there have a buyer. 11% of sellers there have cut their price, and a typical home takes 91 days to sell.
Where it isn't: 94132 ranks #3,019 in the country for buyer demand. Expect the least room to negotiate there.
ZIP 94133 is on both lists. That is rare. It is the one place in San Francisco where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 94127 | +7.8% | $1,007 | 1.57 | 12 |
| 94116 | +6.7% | $967 | 1.21 | 15 |
| 94133 | +5.6% | $1,239 | 0.53 | 20 |
| 94134 | +3.5% | $664 | 0.66 | 25 |
| 94117 | +2.9% | $998 | 1.32 | 11 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
San Francisco has 39 ZIP codes. Each links to its live market dashboard.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
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