39 Hancock Street
Eureka Valley condo, steps from Dolores Park. Sold after multiple offers in 6 days.
39 Hancock Street, San Francisco, CA 94114 sold for $1,831,200 after receiving multiple offers, closing 22% over the $1,495,000 list price ($336,200 above asking) in just 6 days on market. At nearly $1,500 per square foot, it became the highest price-per-square-foot result for a comparable 2-bedroom condo in Eureka Valley in the past 6 months. The 2-bedroom, 2-bathroom, 1,228-square-foot condominium is located in San Francisco's Eureka Valley neighborhood, steps from Dolores Park. Listed and sold by Oliver Burgelman, Broker Associate at Vanguard Properties (DRE #01388135).
Why 39 Hancock Street sold for 22% over asking
39 Hancock Street occupied a specific and rare position in the Eureka Valley condo market: a well-prepared, move-in ready 2-bedroom condo within walking distance of Dolores Park, the Castro, and the Mission. In a neighborhood where buyers consistently outnumber quality inventory, that combination of location, condition, and layout creates conditions where demand naturally compresses around well-presented homes.
The pricing strategy was designed to invite that compression rather than suppress it. By listing competitively, the home generated broad early engagement, strong open house attendance, and ultimately the multiple-offer dynamic that produced the final result.
The outcome — $336,200 over asking and the highest price-per-square-foot result for a comparable Eureka Valley condo in 6 months — was the byproduct of aligning the home with how Eureka Valley buyers actually make decisions: quickly, competitively, and around lifestyle as much as price.
Three strategic calls that drove this result
Outcomes like this are rarely accidental.
The pricing decision
We priced 39 Hancock to drive engagement, not to anchor a number. In a condo segment with strong demand and limited turnover, a competitive list price brings every active buyer into the conversation — and lets the market do the work of pricing discovery. The result: multiple offers within a single weekend.
The preparation decision
The home was presented as move-in ready, with staging that emphasized the indoor-outdoor flow and made the connection between the living area and the outdoor space feel central to daily life. No over-renovation — just the right prep to let buyers picture themselves in it from the first walkthrough.
The marketing decision
We led with lifestyle, not specs. Photography, video, and the campaign framing all centered on Dolores Park proximity, the home's connection to the Castro and Mission, and the actual experience of living there. By the time the open houses ran, the right buyers were already in motion.
What buyers competed on
At this level, buyers are rarely competing on price alone. They compete on certainty, timing, and their ability to perform cleanly. In this case, multiple buyers recognized the rarity of a move-in ready 2-bedroom this close to Dolores Park and adjusted accordingly. Offers reflected strong pricing supported by conviction, clean terms reflecting a clear understanding of the disclosures, and flexibility around timing to meet the seller's needs. When demand concentrates around a property like this, the structure of the offer often becomes just as important as the number itself.
The marketing campaign behind the result
Buyers don't arrive by accident. Here's what we ran to bring them in:
What this would look like if it came up today
Markets shift, but the dynamics that drove this result hold: limited quality condo inventory in Eureka Valley, persistent demand for Dolores Park proximity, and the leverage of strategic positioning. If a similar home came up today, the opportunity would still be there — the strategy would simply be recalibrated to current conditions.
What this means for Eureka Valley homeowners
If you own a condo in Eureka Valley, the Castro, or nearby Dolores Heights, this result is a useful indicator of current buyer demand. Well-prepared condos with strong locations are attracting serious competition — and the right execution is producing meaningful premiums.
If you've owned in Eureka Valley for 5+ years, you likely have meaningful equity. The question is no longer whether your condo will sell. The question is whether your prep, pricing, and marketing strategy will capture the same competitive dynamic that 39 Hancock Street did — or leave money on the table.
That's where the difference between a good sale and a great one shows up. And it's the part of the process I focus on most.
"Oliver is both knowledgeable and practical. He made the process of selling our home efficient and without stress. We were very happy with the experience and outcome."Cynthia Y. - 39 Hancock Street seller · Eureka Valley
Thinking about selling a home like this one?
Results like this one are the product of preparation, pricing, and strategy — not luck. If you own a home in San Francisco or Marin and are starting to think about selling, these are the three reads I'd point you to first.
How Oliver's Eureka Valley listings perform
39 Hancock Street is one data point. The pattern tells the story.
About 39 Hancock Street
Eureka Valley condo, steps from Dolores Park. 39 Hancock Street is a 2-bedroom, 2-bathroom, 1,228-square-foot condominium in San Francisco's Eureka Valley (94114), positioned between Dolores Park, the Castro, and the Mission. With natural light, an efficient layout, and a setting that balances residential calm with immediate access to some of the city's most vibrant corridors, the home offered a rare combination of livability and location.
Key features
- 2 bedrooms, 2 bathrooms (per tax records), 1,228 sq. ft. of living area
- Bright interiors with a functional layout and natural light throughout
- Clean, modern finishes with a move-in ready feel
- Kitchen integrated into the main living area with a functional, open layout
- Comfortable living and dining flow with strong indoor-outdoor connection
- In-unit laundry, dedicated parking, and a quiet block steps from Dolores Park
Floor plan
Watch: 39 Hancock Street — sold in 6 days
Location: Eureka Valley, San Francisco
Eureka Valley sits at the intersection of several of San Francisco's most established neighborhoods, including the Castro, Mission, and Dolores Heights. Defined by its central location, varied topography, and access to open space, the area offers a balance of residential streets and immediate connection to some of the city's most active corridors. Proximity to Dolores Park and nearby transit makes it one of the more accessible neighborhoods for navigating the city without relying heavily on a car.
Close to 39 Hancock Street, neighborhood destinations like Dolores Park, Castro Street, and the Valencia corridor shape the day-to-day experience, with a wide range of dining, cafes, and local shops within a short walk. The result is a setting that combines a strong neighborhood identity with the convenience and energy of surrounding districts.
Sale summary
| Sold price | $1,831,200 |
|---|---|
| List price | $1,495,000 |
| Over list | +22% ($336,200) |
| Price per sq. ft. | ~$1,491 (highest for a comparable Eureka Valley condo in 6 months) |
| Offers received | Multiple |
| Days on market | 6 |
| Spaces | 2 Bed | 2 Bath | Parking |
| Listing agent | Oliver Burgelman, Vanguard Properties |
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