Rises.Co

03/04/2026

Just Closed: 400 Beale Street #2006 | Rincon Hill, San Francisco

137 days on market. Bought for under $1.1M. Already rented. And we're going back for a second unit in the same building!

Here's what made this deal work:

The unit directly across the building—same floor plan, same condition, same floor—had sold almost immediately. The difference? One faces the Bay Bridge. The other faces the city. Two views, two completely different buyer urgency profiles.

That gap is where the opportunity lived.

SF's luxury market is often described as scarce and competitive. But scarcity doesn't apply uniformly across every unit in every building. City-view units in certain buildings carry a meaningfully different risk profile than bridge-view units, and a prepared buyer who understands building-level dynamics can find real, outsized value in that spread.

Knowing the agent who sold the comparable unit gave us a precise read on negotiating room and how to structure the offer on both price and terms. The listing agent said they wouldn't go under $1.1M—but with our building-level intel, they did.

The building's rental demand did the rest; the unit is already generating income, and the same playbook is in motion for a second acquisition in the same complex.

📍 400 Beale St #2006 | Rincon Hill | Closed for $1,078,088

NEW YEAR, NEW PRICE .. now offered at $1,135,000 ✨ Rare Corner Residence at Bridgeview - South Beach Luxury Living ✨ 🛏 2 Bedrooms | 🛁 1.5 Bathrooms | 🖥 Office/Den | 🚗 Deeded Parking + Storage This bright and spacious corner home offers the perfect ...

02/25/2026

🔑 Just closed: 300 Beale Street #501 at The Embarcadero Lofts, San Francisco.

$900,000 | Under asking | 19-day close

Buyer agent (and Rises.co founder!) Sean Mamola navigated this one beautifully — from building-level due diligence that framed the entire search, to getting his clients under contract within 48 hours of finding the right property. The deal even pivoted from cash to financing mid-stream and still hit the date.

This is what informed buying looks like in San Francisco's South Beach market. Congratulations to everyone involved. 🏙️

Thinking about buying in SF? Our network of expert agents is ready.

https://rises.co/properties/300-beale-st-501

Industrial heritage meets modern luxury in this 954 sq ft 1BD/1BA San Francisco condominium. Blending bold historic character with refined Art Deco accents, the unit features 11-foot ceilings, polished cement floors with radiant heating, and northeast-...

02/13/2026

📈National Prices Are Flat. San Francisco Just Surged 16%.

While national home prices inch up just 1% year over year, San Francisco is telling a very different story. Our February 2026 market analysis reveals a city where AI-fueled demand is colliding with historic inventory lows — and the spring market is already underway.

The numbers that stand out:

→ Median house price reached $1.7M, up 12.4% YoY (16%+ on a single-month basis)
→ Only 651 homes on the market citywide — down 27% from last year
→ 75% of house sales closing over asking price
→ Median 2BR condo price hit $1.3M, its highest level since 2022
→ The Bay Area attracted an estimated $154B in venture capital in 2025

With mortgage rates near a 2-year low at 6.11% and buyer demand running 45% above last January, the conditions are set for one of the most competitive spring markets in recent memory.

Whether you're buying, selling, or advising clients in San Francisco's luxury market, understanding how far local conditions have diverged from national trends is essential.

Read the full analysis:

SF median house price hits $1.7M—up 16% YoY on a single-month basis. Inventory drops 27% to just 651 listings. 75% of houses sell over asking at 112.5% of list. Bay Area VC hit $154B in 2025. Expert analysis from Sean Mamola.

02/09/2026

What does escrow actually do?

Most buyers know escrow is part of closing—but few understand the dozens of behind-the-scenes steps that protect their investment between an accepted offer and a recorded deed.

We sat down with Rosalie Cicogna, Sales Executive with Old Republic Title, to walk through the entire process: how the preliminary title report works, what it reveals about a property's legal and financial history, and why details like Mello-Roos taxes in newer Transbay buildings can add over $15,000/year to ownership costs that buyers don't always see coming.

Whether you're purchasing a $1.2M condo or a $12M penthouse, understanding escrow is essential to making informed decisions.

Read the full breakdown on our blog:

https://rises.co/blog/what-does-escrow-actually-do

Mamola

Old Republic Title's Rosalie Cicogna and luxury specialist Sean Mamola explain the escrow process, preliminary title reports, Mello-Roos taxes, and title insurance for San Francisco buyers.

01/30/2026

01/30/2026

Congratulations to Sean Mamola and his clients on this accepted offer at The Bridgeview—a premier South Beach high-rise just steps from the Embarcadero waterfront. This marks Sean's fourth closed or pending transaction in January alone.

This rare corner 2-bedroom residence features an open floor plan filled with natural light, city and Bay views, a private balcony, and a flexible office/den. Building amenities include 24/7 concierge, outdoor pool and spa, gym, and rooftop deck.

At $934/SF in one of San Francisco's most connected neighborhoods, this was an opportunity they couldn't pass up.

01/29/2026

Congratulations to Sean Mamola and his clients on this accepted offer at The Embarcadero Lofts—one of San Francisco's most historically significant condominium conversions.

This 1-bedroom residence features 11-foot ceilings, polished cement floors with radiant heating, and signature warehouse windows that frame views of the city skyline. Building amenities include a full-time doorman, rooftop terrace, and gym—all steps from the Embarcadero waterfront and Ferry Building.

After just 4 days on market, Sean helped his clients secure this urban sanctuary.

01/16/2026

Congratulations to Sean Mamola on closing this stunning residence at Four Seasons Private Residences—San Francisco's only five-star condominium building.

This 2-bedroom, 2.5-bath home offers sweeping views of Alcatraz and the city skyline, floor-to-ceiling windows, and access to legendary amenities including concierge service, 24-hour security, and Equinox membership.

Listed at $3.25M, Sean's clients secured it for $3M after just 14 days on market—a compelling value at $1,165/SF in one of the city's most prestigious addresses.

Four Seasons! Just the brand name evokes feelings of luxury, refinement, comfort, sophistication, exceeding expectations, full - service, perfection, living well...Now this breathtaking view condominium at the Four Seasons Residences in San Francisco c...

01/13/2026

We're thrilled to announce another property under contract—a stunning live/work loft at the iconic Clocktower building, 461 2nd Street in South Beach.

Built in 1907 as the Schmidt Lithography headquarters, this San Francisco landmark was converted into lofts in 1992 and remains one of the neighborhood's most architecturally distinctive addresses. With dramatic south-facing windows, soaring ceilings, and exposed brick, it's easy to see why this unit caught our international buyer's attention.

This was an off-market transaction, showcasing the value of deep market expertise and strong industry relationships.

South Beach continues to attract investors who understand that proximity to Oracle Park, the waterfront, and downtown are fundamentals that hold long-term value.

Congratulations to our agent Sean and his client—we look forward to a successful closing!

12/16/2025

The Fed just cut rates—but don't expect your mortgage to budge.

San Francisco's November market data tells a different story entirely:

📊 Median house price: $1.8M (highest since 2022)
📉 Active inventory: Down 35% to just 717 listings
🏠 Houses: 82% selling over asking, averaging 16% above list
🏢 Condos: A different game—44% over asking with 55 days on market

What's driving it? The AI startup boom is creating well-funded buyers who are moving fast on premium properties. October saw the highest $5M+ sales in four years.

For buyers, sellers, and anyone watching SF real estate, the full breakdown is on the blog. ⬇️

SF median house price reaches $1.8M in November 2024—up 9% YoY. Active inventory down 35% to just 717 listings. 82% of houses selling over asking. Expert analysis from luxury specialist Sean Mamola.

12/09/2025

New on the blog: Why December might be the smartest time to make a move in San Francisco luxury real estate.

The data tells an interesting story right now. DoorDash just reported that weekday lunch deliveries to SF commercial addresses surged 15.7% year-over-year—more than 6x the national average. Downtown is coming back.

Meanwhile, 55% of Bay Area listings have been sitting for over two months. At the $10M+ level, that figure hits 70%.

Translation: sellers are motivated, competition is low, and buyers willing to stay active through the holidays have real leverage.

Read the full market analysis ⬇️

DoorDash data shows SF recovering 6x faster than national average. Meanwhile, 55% of Bay Area inventory has sat 60+ days—and 70% of $10M+ homes exceed 90 days. Here's why December rewards action.