San Francisco Real Estate Market Update: October Momentum and What It Means for You
- Clay Gjevre
- Nov 14
- 5 min read
by Clay Gjevre
San Francisco real estate has quietly shifted back into a higher gear.Inventory has thinned, serious buyers never really left, and well-prepared homes are drawing strong, often multiple, offers again. In October, the house median price reached around $1.85M, and closed sales ran roughly 28% higher year-over-year, the strongest monthly count since spring 2022.
This isn’t hype; it’s a signal. If you’re thinking about selling your home in San Francisco or trying to time a purchase, understanding this moment matters more than ever.
This San Francisco real estate market update breaks down:
Why the market feels hotter again
How houses and condos are behaving differently
Practical San Francisco home selling tips for the next 3–6 months
How buyers can compete without overpaying
Whether you should wait—or act—based on your life and goals
Demand vs. Supply: Why the Market Feels Hotter
The biggest story right now is scarcity. New listings tapered into the holidays, but qualified buyers kept shopping—especially for homes that are move-in ready and well located. When there are fewer good options, the best-packaged listings stand out.
Three things the market is rewarding:
Believable pricingWhen list price makes sense to both buyers and their lenders, people are willing to stretch a bit. Over-optimistic “prove me wrong” pricing, on the other hand, just sits.
Clean, thoughtful presentationStaging that shows how rooms actually live, decluttered spaces, and light cosmetic updates still deliver a strong ROI. Prepping your home for sale is not about making it perfect; it’s about making it easy for buyers to imagine living there.
Complete, transparent disclosuresWhen inspections, permit history, and HOA docs (for condos) are ready to go, buyers feel safer and move faster. That’s a huge edge in a competitive lane.
Even in November and December, activity never drops to zero. Motivated buyers use the quieter weeks to secure good fits, and motivated sellers use the same window to stand out.
Houses vs. Condos: Two Markets in One City
One of the most important pieces of San Francisco real estate advice right now: don’t treat houses and condos like they’re in the same market.
Single-Family Homes (Houses)
Moving faster and with more competitive energy
Check the “space, privacy, and outdoor” boxes that so many buyers want
A large share are selling over list price and with shorter days on market
For homeowners asking, “What is my home worth in San Francisco?”, the answer often depends on how well your house is positioned within this tight, low-inventory lane.
Condos & TICs
More selective and value-driven
Buyers focus on building quality, reserves, maintenance history, rules, and HOAs that feel stable—not dramatic
Strong packaging and honest pricing matter even more here
If you’re planning on selling a home in SF and it’s a condo, leading with building strength—a one-page summary of reserves, recent work, and key rules—can make your unit stand out in a crowded search.
Thinking of Selling? How to Win in the Next 3–6 Months
When inventory is tight and buyers are serious, How to sell a house in San Francisco comes down to a disciplined playbook more than a lucky guess.
Here’s a seller-focused framework used by many San Francisco top listing agent–level professionals:
1. Price to Create a Lane
Good pricing doesn’t mean “lowballing” yourself; it means choosing a number that:
Attracts the right buyer pool
Is defensible with comps and lender appraisals
Leaves room for healthy competition
If you’re wondering “Should I wait to sell?”, the better question is often: “Can I price in a way that creates real demand right now?”
2. Stage for a Story, Not a Catalog
Preparing your SF home for sale is about telling a simple story:
Where is the work-from-home space?
How does this room work for kids, guests, or hobbies?
Is there a simple outdoor vignette that feels usable?
Buyers don’t need a furniture showroom—they need to see a lifestyle.
3. Front-Load Certainty
Front-loading certainty reduces friction and boosts offers:
Pre-list inspections and reports
Clear permit and upgrade history
HOA documents ready for review
This is where working with a San Francisco real estate agent who knows local expectations can dramatically improve your odds.
4. Stack Your Launch
Instead of a soft, confusing rollout:
Quietly “tease” to agents and buyer networks
Then launch publicly with fresh photos, video, and a tight description
Align broker tour, first weekend of open houses, and offer date so energy stacks instead of fizzles
In October, price reductions were down significantly from the year before—proof that well-positioned listings are selling without big markdowns.
Buying in SF: How to Compete Without Overpaying
If you’re on the buying side, this San Francisco housing market can feel intense—but you still have leverage when you’re prepared.
Be the Buyer Sellers Want
Here’s what helps you win without feeling reckless:
Get fully underwritten, not just pre-qualified
Decide your true ceiling in a calm room, before you tour
Target well-located listings that have been on the market a bit longer
Write offers that are clean and respectful of what has already been disclosed
In many price bands, especially $1M–$3M, final sale prices are still landing over list—but buyers who bring certainty and speed can often win without simply throwing money at the problem.
For some, especially long-term owners or those considering real estate investing in SF, the key is focusing on fit and fundamentals rather than chasing a perfect “market bottom.”
Should You Wait—or Act? (San Francisco Real Estate)
It’s natural to ask:
“When is the best time to sell a house?”
“Should I wait to sell until the market cools or heats up more?”
The honest answer: the “perfect” time rarely shows up in real time. You only see it in hindsight.
Right now, the data says:
Inventory is low
Well-prepared listings are clearing with less need for cuts
Buyers are active, especially in the most livable neighborhoods
If your life is pointing toward a move—upsizing, downsizing, relocating, or taking advantage of Prop 19 as a 55+ homeowner—it often makes more sense to build a clear 60-day plan than to sit on the sidelines hoping for a perfect headline.
For anyone googling “real estate agent near me San Francisco”, the key is choosing someone who actually tracks these monthly shifts and can translate them into a step-by-step plan for your specific address, not just a generic script.
Your 24-Hour Action Plan
Whether you’re selling or buying, you can move from “curious” to “prepared” in a single day:
Clarify your lane
If you’re a homeowner, get an updated sense of what your home might be worth in San Francisco in today’s market.
If you’re a buyer, define your realistic budget and neighborhoods.
Walk your property (or your criteria)
Sellers: make a short list of the 3 most obvious fixes or upgrades that would make your home show better.
Buyers: refine your “must-have vs. nice-to-have” list so you can move quickly when the right place appears.
Schedule a strategy call with a local expert
A top agent San Francisco buyers and sellers trust will help you map timing, pricing, prep, and, if applicable, Prop 19 or rent-back options.
The Clay Gjevre real estate team focuses on San Francisco home selling, buying, and move-up/move-down strategies, and can help you build a tailored 60-day plan.
In a market where San Francisco home selling is rewarding clarity and preparation, the biggest risk usually isn’t acting—it’s acting without a plan.
If you’re ready to talk through your options, reach out to a San Francisco top real estate agent who lives in this data every month and can turn it into a calm, step-by-step path for you.
📲 Call or Text: (415) 481-4074
📧 Email: Clay@ClayGjevre.com
🌐 Website: https://www.claygjevre.com/
📍 Need a Referral outside San Francisco: https://www.claygjevre.com/referral
Clay Gjevre San Francisco Realtor®
Vantage Realty
DRE 02099237