The Castro and Eureka Valley ran out of houses in July. Not one single-family home was left for sale at the end of the month, the first time that has happened outside of December in our ten-year data.
Single-family prices set another ten-year high. Condos sold faster and drew more competition, with the middle price easing.
Here is what the numbers looked like in July.
Data as of August 14, 2026, from the San Francisco MLS. This report covers July 2026. Some recent-month figures may still be updated as late sales are reported.
Condos are the larger market here, at around five sales a month against roughly five single-family homes, and the two are close enough that we cover both properly. We lead with three-month figures throughout, because at this volume single months move around a lot.
6 condos closed in July, against a three-month average of 8.7, up about 37% from the same three months last year. Only 3 new listings came on the market and 2 were left at the end of it.
Months supply is 0.7 on a three-month basis, down from 1.0 in June and 1.9 a year ago. Months supply estimates how long it would take to sell everything currently on the market at the current pace of sales. Lower means a tighter, more competitive market.
Competition strengthened. 76.9% of sales over the past three months closed above asking, up from 57.9% a year ago, and the typical sale finished at 109.3% of its original list price, up from exactly 100%. Time to contract fell to 21 days from 30.
The three-month median is $1,352,500 across 26 closed sales from May through July, down about 10% from the same period last year. The median is the middle value. Half the sales were above it, half below. We use it instead of the average because one very expensive (or very cheap) sale can't throw it off. With competition up and time to contract down, that dip reads as a change in which units traded rather than in what buyers will pay. It is up slightly from the $1,325,000 we reported last month.
| Metric | July 2026 | 3-month | vs. year ago* |
|---|---|---|---|
| New listings | 3 | 6.3 avg | 6.3 vs 5.0 avg |
| Active listings | 2 | 4.0 avg | −57% |
| Pending sales | 2 | 7.3 avg | +5% |
| Closed sales | 6 | 8.7 avg | +37% |
| Median sale price (26 closed sales) | $1,385,000 | $1,352,500 | −10% |
| % sold over list | 50.0% | 76.9% | +19.0 pts |
| % of original price | 109.9% | 109.3% | +9.3 pts |
| Days on market | 22 | 21 | −9 days |
| Months supply | 0.4 | 0.7 | −63% |
A couple of the terms above, briefly. % sold over list is the share of homes that sold above their asking price. % of original price compares the final sale price to the very first asking price, so it also captures any price cuts along the way. Days on market is how long a typical listing took to go from hitting the market to accepting an offer.
There was nothing left. Zero single-family homes were actively for sale at the end of July. In ten years of this data that has happened twice before, in December 2025 and April 2026, and December is a month when almost nothing is ever listed. A July with an empty shelf is new.
Three homes came on the market during the month and three closed. Five went pending, more than came on. Months supply is 0.3 on a three-month basis, the lowest reading in our ten-year data, against 1.6 a year ago.
Prices went up again. The three-month median is $4,200,000 across 15 closed sales from May through July, the highest three-month median in our ten-year data for this neighborhood, and up 50% from the same period last year. The median is the middle value. Half the sales were above it, half below. We use it instead of the average because one very expensive (or very cheap) sale can't throw it off. Last month we reported $4,181,500 and called it a ten-year high. It went higher.
Fifteen sales is a modest sample and a 50% year-over-year move is very large, so it is worth saying plainly what is behind it: the homes trading here this spring have been more expensive ones, and there have been almost none of them. Both things push the median up. The typical sale also finished at 129.2% of its original list price, against 105.4% a year ago, so real overbidding is part of it too.
Only 3 homes closed in July, which is too small a sample for a monthly median, so we are not publishing one. Four in five sales over the three months closed above asking, the same share as a year ago, and homes took a median of 11 days to go under contract.
| Metric | July 2026 | 3-month | vs. year ago* |
|---|---|---|---|
| New listings | 3 | 4.7 avg | 4.7 vs 3.3 avg |
| Active listings | 0 | 1.3 avg | −81% |
| Pending sales | 5 | 4.0 avg | 4.0 vs 4.0 avg |
| Closed sales | 3 | 5.0 avg | 5.0 vs 5.0 avg |
| Median sale price (15 closed sales) | n/a | $4,200,000 | +50% |
| % sold over list | n/a | 80.0% | unchanged |
| % of original price | n/a | 129.2% | +23.8 pts |
| Days on market | n/a | 11 | −3 days |
| Months supply | n/a | 0.3 | −81% |
Market data is useful. We genuinely enjoy this stuff. But it is one part of a much bigger picture, and it only goes so far.
Perfectly timing the market is something that really only happens in hindsight. What matters far more is your own situation: where you are in your life, what you are trying to do next, and what your options actually look like right now. An empty market means something different to an owner deciding whether this is their moment than it does to a buyer who has been waiting for something to come up.
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Castro & Eureka Valley market report by Danielle Lazier - Vivre Real Estate, top San Francisco Realtors serving the Castro, Eureka Valley and Dolores Heights and the wider Bay Area since 2002. Data from SFARMLS. InfoSparks © 2026 ShowingTime Plus, LLC. Danielle Lazier, DRE #01340326.
