GLEN PARK REAL ESTATE – September 2025 Recap

by Amanda Martin

Hello Glen Park! Here’s your beginning of fall snapshot –

Three quarters through 2025, and the San Francisco market feels like it’s stretching its legs again. After a super slow summer, things picked up fast heading into fall – more listings, more buyers, and a lot more energy overall.

Interest rates hit their lowest point in a year before bouncing back up, and even with the ups and downs, more people are jumping in. We’re seeing multiple offers return in larger numbers–as a quick anecdotal story–a West Portal fixer listed at $1.295M by my office just got 38 offers and sold for almost $1mil over asking, with all offers either cash or private money. That one is a bit of an anomaly because the house was over 3k square feet, so a lot of room to expand within the envelope making it a lot easier to get through planning and building. That said, seeing anywhere from 5-10 offers on properties that check a lot of boxes is pretty commonplace right now. Buyers are out and developers are speculating again — that shows some longer term confidence in the market. Just look at 112 Conrad St. that sold in only six days.  That’s a house that was purchased in May of last year for a mere $1mil, fully renovated and re-sold for $2,430,000 (list price was $1,680,000) on October 2.

Condos are also getting busier. Rising rents and more folks heading back to the office are driving new interest, especially in SoMa, Mission Bay, and South Beach. Prices haven’t moved much yet, but activity is definitely up.

There are some interesting new legislative changes that may have some effects on our housing market as well.

New ADU Legislation

One of the more interesting local changes this year is San Francisco’s new rule allowing homeowners who build accessory dwelling units (ADUs) after May 1, 2025 to sell them separately as condos. The goal is to create more housing and give long-time owners more flexibility — especially those who are “house rich” but need to tap into their equity, but they still wish to remain in the city.

On the plus side, it could add much-needed supply and make homeownership more accessible for some buyers. The downside? Converting part of a single-family property into a separate condo could reduce the overall value of the main home, and it adds another layer of complexity around ownership and financing. It’s a creative step toward addressing the housing shortage, but one to approach with eyes wide open.

Upzoning: Taller Buildings Along Transit Corridors

San Francisco is also moving toward upzoning, which would allow taller buildings — in some cases six stories or more — along major transit and business corridors, especially on the city’s west side. The idea is to meet California’s state housing mandates and make better use of land near public transportation.

If done right, this could help ease the housing crunch, bring more foot traffic to small businesses, and make neighborhoods more walkable. But the concerns are real: Too much large-scale development could overwhelm local infrastructure, change the look and feel of long-established neighborhoods, and squeeze out smaller shops. Also of concern is how upzoning can actually decrease affordability if it’s done without the property guardrails. Like many things in San Francisco, it’s a balancing act — growth is needed, but it has to be done thoughtfully.

Industry News

On the industry side, the big headline is Compass’s proposed $1.6B merger with Anywhere Real Estate (the group behind Coldwell Banker, Sotheby’s, Better Homes and Gardens, Century 21, ERA, and Corcoran). It’s not final yet, but if approved (looking like mid 2026), it would be a massive consolidation — and probably not great news for consumers. Compass has been fighting to keep properties off of the MLS. I don’t think this is in anyone’s best interest and only makes sense under very specific circumstances.  If this merger goes through, it may accelerate Compass’s push toward a closed, self-contained system – one that reduces transparency and competition, and leaves consumers with fewer choices.  This is definitely something to watch.

That kind of big-industry shift really highlights why I believe so strongly in staying local and personal. I’ve always been a fan of personalized service done small scale, but in an organized fashion, and that’s why I love being part of BarbCo Real Estate with Side, Inc. as backup support. We get to operate in an independent, boutique model that gives us the tools and tech we need without losing the personal touch of a 74 year old family owned brokerage.

Looking Forward

San Francisco still has its challenges, but there’s real momentum again — AI companies moving in,  downtown is feeling livelier, and neighborhoods buzzing with energy. And who could miss Glen Park being highlighted at #35 of the Coolest Neighborhoods in the WORLD by TimeOut magazine! That should draw some attention to the area. In general, the city is evolving, and it definitely feels like we’re moving in the right direction.

Now, for the Glen Park Transactions/Listings for the month of September:

Here’s a look at what sold in the month of September –

Here’s a look at what’s currently in contract:

And lastly, the inventory that is currently available in Glen Park:

For more San Francisco sales data, visit: thegoods-sf.com/AmandaMartin/

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