What $800K Buys in San Francisco: Real Homes Under 800K From Our Recent Sales

Homes under 800K in San Francisco do exist, and the best value we see right now is newer two-bedroom, two-bath condos in Bayview, where our recent sales closed between $730,000 and $798,800 for roughly 1,040 to 1,130 square feet. The same budget elsewhere in the city usually buys a one-bedroom or studio condo in an older building, a TIC share, or a fixer, so the real question is which tradeoff you want: space and new construction, or a more central location with a smaller footprint.

We get this question almost every week, usually from buyers who have been told San Francisco is impossible under a million. It is not. But $800K does force you to choose, and the choice looks very different depending on which side of the city you are standing on.

Here is what we are actually seeing in our own deals, not national averages or guesses. 

What homes under 800K in San Francisco actually look like

Broadly, an $800K budget in SF lands you in one of five buckets:

1. Newer two-bedroom condos in the southeast, mainly Bayview and the buildings near the Hunters Point Shipyard.
2. One-bedroom or studio condos in older buildings in central and northside neighborhoods.
3. Smaller units in SoMa high-rises, often with higher HOA dues.
4. TICs (tenancy-in-common), where you can get more square footage in a classic Edwardian or Victorian for the money.
5. The occasional single-family house or condo needing real work, mostly in the southern neighborhoods.

Each one is a legitimate path. Let's walk through them with real numbers where we have them.

Bayview: the most square footage for $800K

This is where we have done the most business lately, so we can speak to it with actual sale prices. At 52 Kirkwood Avenue, a building completed in 2023, we have sold several two-bedroom, two-bath units:

• #201: $730,000, 1,038 sq ft, HOA $825/mo, 64 days on market (August 2024)
• #326: $769,800, 1,109 sq ft, HOA $852/mo, 21 days on market (March 2025)
• #416: $778,800, 1,126 sq ft, HOA $854/mo, 29 days on market (May 2026)
• #408: $798,800, 1,045 sq ft, HOA $840/mo, 5 days on market (April 2026)

That works out to roughly $690 to $765 per square foot for brand-new construction with two full baths. For context, that is a number you will not touch in most of the city for a newer building.

Right now we have 51 Innes Court #401 listed at $749,800: a two-bedroom, two-bath, 1,119 sq ft condo built in 2017, with HOA dues of $750/mo. That is about $670 per square foot, and the dues are lower than the 2023 building next door.

And if you can stretch a bit, three bedrooms are in reach nearby. We closed 51 Innes Court #403 (3bd/2ba, 1,408 sq ft) at $837,400 and 52 Innes Court #403 (same size) at $849,800. That is under $610 per square foot for a true three-bedroom in San Francisco.

The tradeoffs in Bayview

• Commute: You are farther from downtown. The T Third Street light rail runs along Third, and bus connections fill in the gaps, but plan your route and test it at rush hour before you commit.
• Neighborhood is still building out: The Shipyard area is a work in progress, with new construction, open space and waterfront that keep changing. Retail is thinner than in older neighborhoods.
• Weather: The southeast is one of the sunnier, less foggy parts of the city. Many buyers find this a pleasant surprise.

For safety questions, we always point buyers to SFPD's public crime data map so you can look at the actual data block by block. For schools, check SFUSD's enrollment site for assignment details.

SoMa and the central city: smaller, closer, pricier per foot

For comparison, here is what similar money did in SoMa in our own sales. We sold 72 Townsend Street #601, a one-bedroom, one-bath, for $862,000 with HOA dues of $954/mo. We sold 1 Bristol Court #120, a 610 sq ft unit with one bath, for $855,000, and its HOA was $1,492/mo.

Run the math on that second one: well over $1,300 per square foot, plus dues that cost more per year than some people's car payments. What you get in return is location. You can walk to Caltrain, the ballpark, the Embarcadero and a lot of offices.

Our honest take: if you are budgeting $800K, a SoMa one-bedroom is possible but tight, and those dues meaningfully cut into what you can borrow. Always compare monthly cost, not just price.

Older condos and TICs on the north and west side

In neighborhoods like Nob Hill, Lower Pac Heights, the Inner Richmond or the Inner Sunset, $800K tends to buy a one-bedroom condo in an older building, or a junior one-bedroom with character: original moldings, bay windows, maybe a shared garden, often no parking and sometimes no in-unit laundry.

TICs are the wildcard. In a TIC you own a share of the whole building with an agreement granting you a specific unit, rather than a separately deeded condo. Because financing is more specialized and resale can be slower, TICs often price below comparable condos. That can mean a two-bedroom flat in a 1910s Edwardian for condo one-bedroom money. Read the TIC agreement closely, understand whether there is a fractional loan or a shared building loan, and have an attorney review it.

Single-family homes under $800K: rare, but not mythical

A detached house under $800K in San Francisco is uncommon. When one shows up, it is usually in the southern neighborhoods, smaller than average, and often needs significant work: foundation, electrical, permits that do not match what is there. These sell in a different way. Get inspections done early and budget realistically for repairs. Ask us for current examples, because this slice of the market changes fast.

The HOA math everyone underestimates

On a condo, dues are part of your housing cost. The Bayview units above run about $750 to $860 a month, which is roughly $9,000 to $10,300 a year. The SoMa unit at $1,492 a month is nearly $18,000 a year.

Lenders count dues in your debt-to-income ratio, so a lower-priced unit with high dues can actually shrink your buying power. Before you fall for a listing, ask for:

• The current budget and reserve study
• Any planned or recent special assessments
• The building's insurance coverage and how it has changed
• Rental and pet rules, if those matter to you

How we would shop $800K in San Francisco

If we were buying at this price point tomorrow, here is the order we would think in:

1. Decide what you will not give up: a second bedroom, a short commute, parking, in-unit laundry. Most buyers can have two or three, not all four.
2. Compare total monthly cost, not list price: mortgage, dues, taxes and insurance together.
3. Watch days on market. Our Bayview sales ranged from 5 to 64 days. Units that sit longer often leave room to negotiate; well-priced ones move fast.
4. Ask about below-market-rate (BMR) programs if you might qualify. They come with income and resale restrictions, so confirm details with the city's housing office.
5. Get your tax and loan questions answered by a pro. Rules on property tax, first-time buyer programs and TIC financing change, so confirm with a CPA, lender or attorney.

$800K will not buy everything in San Francisco, but it buys more than most people expect, especially if you are open to the southeast side of the city.

Frequently asked questions

Can you buy a home in San Francisco for under $800K?

Yes. In our recent sales, newer two-bedroom, two-bath condos in Bayview closed between $730,000 and $798,800, and we currently have a 2bd/2ba listed at $749,800. Elsewhere, $800K typically buys a one-bedroom condo, a studio, or a TIC share.

What is the cheapest neighborhood to buy a condo in San Francisco?

The southeast side, especially Bayview and the area near the Hunters Point Shipyard, generally offers the lowest price per square foot for newer construction. Our recent two-bedroom sales there worked out to roughly $690 to $765 per square foot.

Is a TIC cheaper than a condo in San Francisco?

TICs often sell for less than comparable condos because financing is more specialized and resale can take longer. That can mean more space for the money, but have an attorney review the TIC agreement and loan structure before you buy.

How much are HOA dues on San Francisco condos?

It varies widely by building. Our recent Bayview sales had dues of about $750 to $862 a month, while a SoMa unit we sold carried $1,492 a month. Dues count toward your debt-to-income ratio, so they directly affect how much you can borrow.

Can you find a single-family house in San Francisco under $800K?

It is rare. When one appears, it is usually small, in the southern neighborhoods, and needs significant work, so plan for early inspections and a realistic repair budget.

We're Lynn and Nick, a San Francisco real estate team at Christie's International Real Estate Sereno. We help buyers and sellers across the city in residential real estate and new development 02273071.