Happy New Year Glen Park!
It does feel a little bit broken record-ish, but where did that year go? How is it 2026? Well, it is!
This past holiday season was an interesting one. Things definitely slowed down as they usually do in mid-December through the New Year. However, there was a lot of buyer demand, a lot of shaking the tree to see what we could get to fall out and a lack of inventory to satisfy those buyers. Those of you who might be thinking of selling–this really is the time to go for it.
Here’s a snapshot of Glen Park and San Francisco numbers for 2025 vs 2024:
🏡 GLEN PARK (2025 vs 2024)
Single Family Homes
Total sales: 72 vs 70 ⬆ +2.9%
Median price: $2,071,000 vs $1,812,500 ⬆ +14.3%
Price per sq ft: $1,172 vs $1,163 ⬆ +0.8% (flat)
% over asking: ~11% both years (flat)
Condos / Tenancy in Common
Total sales: 15 vs 10 ⬆ +50.0% (small sample size)
Median price: $1,228,000 vs $1,041,000 ⬆ +18.0%
Price per sq ft: $1,005 vs $938 ⬆ +7.1%
% over asking: 0.5% vs 0.2% ⬆ +0.3 pts (still basically flat)
🌉 SAN FRANCISCO (Citywide) (2025 vs 2024)
Single Family Homes
Total sales: 2,298 vs 2,171 ⬆ +5.9%
Median price: $1,700,400 vs $1,625,000 ⬆ +4.6%
Price per sq ft: $1,022 vs $999 ⬆ +2.3%
% over asking: 11% vs 9% ⬆ +2 pts
Condos / Tenancy in Common
Total sales: 2,586 vs 2,276 ⬆ +13.6%
Median price: $1,125,000 vs $1,113,750 ⬆ +1.0% (pretty flat)
Price per sq ft: $994 vs $996 ⬇ –0.2% (pretty flat)
% over asking: 0% both years flat (and has been since 2022)
As per usual, Glen Park outperforms the city as a whole :). What else would you expect from the 35th “coolest neighborhood” in the WORLD.
It was a pretty eventful year for real estate news. Let’s review some of the main stories for the year:
- Compass -Anywhere Merger – This looks like it’s going to be consummated on January 9 (so by the time this posts). For those of you haven’t heard of “Anywhere,” you probably actually have. This is a huge real estate company that currently includes: Sotheby’s, Coldwell Banker, Better Homes and Gardens, Century 21, Corcoran (but not the SF wing that used to be Zephyr), and ERA. What does that mean for buyers and sellers–in my opinion, not much. Work with a real estate agent you like who is professional and has connections in the industry. If that’s an agent with this massive conglomerate, go for it, but if it’s not, don’t worry that you’re missing out on anything due to their size. Speaking from personal experience I can tell you that a good agent under ANY brokerage is going to do an excellent job for you and will have access to all networks.
- Zillow vs. Compass – Two large companies go at it. Zillow looks to block any listings from going on their platform if they’ve been publicly marketed more than one day prior to going on the MLS. This has been positioned as client choice from Compass and consumer protection from Zillow. No one in this fight is fully altruistic. These are large businesses looking to protect their business model–not a big shock here. I’ve mentioned my thoughts on this in the past and happy to have a conversation with anyone who’d like to dig deeper into my take on all of this.
- 2025 SALT Deduction Limit Increase – There is a lot not to like in the so-called “Big Beautiful Bill,” but one thing to be aware of for home owners is the increase of the SALT (State and Local Taxes) deduction. Previously, the limit for deductions was $10k and now that’s been increased to $40k at least up until 2029 (increasing by 1% annually). This is good news for folks living in high-tax states (like ourselves!)
- Home Insurance Crisis – Rates have gone up. Policies are harder to come by as companies like State Farm and Allstate stopped writing new policies. California “Fair Plan” seems far from Fair. San Francisco’s older housing stock holds some red flags for insurance companies (older plumbing, “knob and tube” wiring, older roofs, etc.).
- Mortgage Rates Coming Down – Rates are currently hovering around 6.3% for the 30 year fixed loan. There has been a lot of up and down action, but the trend now seems to be a very slow sloping down and many experts are predicting to see numbers in the 5’s this year. Don’t count on seeing 2020/2021 rates though – that was an anomaly and not likely on the horizon.
- AI Businesses and Buyers Making Market Impact: There has been a big uptick in buyers who have come to San Francisco to work in the blossoming AI businesses (not to mention rents going up). There are also tons of tools that are good and bad. ChatGPT can be very helpful in evaluating a vast amount of things (I used it to plan my Christmas dinner menu!), but blind evaluations of a home’s disclosure package is NOT a good use. Sure, use it to try to find some specific info in CC&Rs for a condo association, but still always check the exact language in the document. They are not kidding when they talk about AI “hallucinations.” In evaluating a home’s disclosures this can be a very dangerous or expensive mistake.
- Family Zoning Signed Into Law – Mayor Lurie signed legislation to increase housing near transportation hubs and hopefully to increase housing stock and affordability in the city.
- New ADU Legislation – Allowing more flexibility in adding ADUs to increase housing options and allow homeowners to sell ADUs as condos.
What will the new stories be for this year? We’ll just have to wait and see. I’m really cautious about predicting right now as there is A LOT up in the air these days, so take these predictions with a grain of salt…
- Interest rates will hover around 6% most of the year and take some dips under.
- AI frenzy will remain, but there may start to be some consolidation.
- Glen Park will continue to thrive and have higher growth than the city overall.
- The Warriors will win the championship this year (ok, probably less likely–wishful thinking)
Now, for the Glen Park Transactions/Listings for the month of December:
Here’s a look at what sold in the month of December–
Here’s a look at what’s currently in contract–
And lastly, the inventory that is currently available in Glen Park– 
I’m still looking for a guest for my Mission Terrace podcast episode-if you know anyone who would be good for this, please reach out to me with their contact information. Thank you and have a great start to the year!
