Where We Live

Where We Live

...is meant to offer perspective —on housing, markets, and the way we live.
Here’s what I’m seeing this month in San Francisco and Marin County.

What the Market Is Asking of Us Right Now

San Francisco & Marin County

There’s a quieter conversation happening in real estate right now—one that isn’t reflected in headlines or weekly statistics. In both San Francisco and Marin County, the market is no longer asking buyers and sellers to move quickly. It’s asking them to move thoughtfully.

After years defined by urgency, today’s market rewards preparation, clarity, and realism. Not hesitation. Not fear. Just informed decision-making.

In Marin, the pace is steadier but no less discerning. Turnkey homes with light, privacy, and connection to outdoor living continue to be competed for, even if competition is more selective than it was in years past. Properties that feel unresolved or overpriced take longer, and the market is far less forgiving.

A More Nuanced Market

San Francisco and Marin are often discussed as if they behave the same way. They don’t.

In San Francisco, the market is fragmented. Well-designed, turnkey homes—those that feel complete and intentional—are still attracting strong interest and, in some cases, multiple offers. Others sit quietly, waiting for alignment on price or preparation.

The common thread in both counties isn’t location. It’s clarity.

Design, Pricing, and Certainty

Design has become less about aesthetics and more about confidence—confidence that the home is complete, cared for, and ready to live in.

Buyers aren’t paying more for “new.” They’re paying more for certainty. Homes that remove questions and reduce disruption still command attention and, often, a premium.

Pricing functions the same way. Initial pricing sets the tone. Overpricing introduces doubt and slows
momentum. Thoughtful pricing, paired with strong presentation, continues to create movement.

Buyers Are Still Here

Despite the noise, buyers haven’t disappeared. They’ve become more intentional.

They’re thinking long-term—about livability, flexibility, and how a home supports modern life. Less about square footage. More about how a home lives.

This isn’t a market driven by speed. It’s driven by alignment—between price, preparation, and expectations.

When those elements come together, transactions still move smoothly. When they don’t, the market doesn’t rush in to bridge the gap. Right now, the market is asking for intention. That’s the conversation worth paying attention to.

Explore What’s New

San Francisco and Marin continue to evolve through a mix of new development and thoughtfully positioned properties coming to market. This section highlights planning activity shaping our neighborhoods, alongside the broader market context influencing value and opportunity.

New Developments to Watch

1234 Great Highway | Outer Sunset, San Francisco

The proposed development at 1234 Great Highway reflects San Francisco’s ongoing effort to thoughtfully increase housing along its western edge. Planned as an eight-story, 199-unit affordable senior community, the project emphasizes long-term livability through on-site services, shared community spaces, and outdoor areas oriented toward Ocean Beach and nearby parkland. Developed by experienced nonprofit partners, the project replaces an aging motel with a purpose built residential building designed to support aging in place while integrating into the surrounding neighborhood fabric.

Read the full project details

Why It Matters

Projects like 1234 Great Highway signal a broader shift in San Francisco’s planning approach —replacing low-density uses with service-oriented housing that prioritizes long-term affordability and neighborhood integration. As areas such as the Outer Sunset evolve, well-located existing homes and carefully prepared listings near the coast continue to attract buyers focused on long-term value.

Featured Listing

This Hillsborough estate, priced at $88 million, has the potential to break records in the San Francisco Bay Area luxury real estate market. Boasting vast grounds, breathtaking views, and exceptional design, it provides unparalleled privacy and sophistication in a highly desirable neighborhood.

https://therealdeal.com/san-francisco/2025/12/01/hillsborough-home-asks-88-million-for-potential-record-sale/

Notes on Dining & Culture

Where food, culture, and local life intersect.

January moves at a quieter pace. These three notes highlight thoughtful food and local moments worth stepping out for—chosen for their care, character, and sense of place.

Good Morning 96 — San Francisco
Food shaped by memory, seasonality, and restraint. Warm without being precious, this is a place that invites you to slow down and pay attention—to what’s on the table and who you’re sharing it with. Best enjoyed on an unhurried evening.

www.goodmorning96.com

Dingles Public House — San Francisco
Lively without being loud, familiar without feeling dated. Dingles has quickly become a place people return to—not just for the menu, but for the atmosphere. A strong choice for winter evenings when warmth and energy matter.

www.dinglespublichouse.com

San Francisco Symphony — San Francisco
Winter lends itself to evenings like this. The Symphony’s seasonal programming offers a reason to dress up, slow down, and sit with something beautiful for a while—a reminder that culture doesn’t always need novelty, just presence.

https://www.sfsymphony.org/

Next month, we’ll cross the bridge and focus on Marin.

On, Design

January Perspective

Start with How the Home Is Used—Not How It Looks

Before choosing finishes, colors, or furnishings, take time to understand how the home is actually lived in. Design works best when it responds to behavior—not aspiration alone. Observe where light naturally settles throughout the day, where people instinctively gather, and where friction exists in daily routines.

In January, this kind of assessment is especially useful. The quieter pace of winter reveals patterns that busier months often mask: circulation paths, storage needs, underused rooms, and moments where a space feels unresolved rather than unfinished.

Strong design decisions are rarely decorative at the outset. They are rooted in flow, proportion, and intention. When a home functions well—when movement feels natural and spaces support how life unfolds—beauty follows without effort.

This approach doesn’t just elevate how a home feels; it creates clarity, longevity, and value. Design that begins with use endures longer, requires fewer corrections, and ultimately feels more confident.

Good design isn’t decorative—it’s decisive.

In February, we’ll turn our attention to light—and the role it plays in shaping a home’s experience.

With perspective,
Cheryl

Where We Live is a perspective on housing, markets, and modern life in San Francisco and Marin County.


Where We Live
Housing, markets, and modern life

A monthly perspective on real estate and modern living in San Francisco and Marin County. Written for those who want context, not commentary—and insight shaped by experience, not headlines.

Delivered once a month.

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