449 Frederick Street, San Francisco
The top two floors of a classic Cole Valley Victorian, around the corner from Golden Gate Park. An expansive, light-filled TIC that lives like a single-family home, crowned by an oversized primary suite and a rooftop greenhouse.
Active at $1,995,000 — a two-bedroom, two-bathroom Victorian TIC on the top two floors, about 2,833 square feet, steps from Golden Gate Park.
449 Frederick Street, San Francisco, CA 94117, listed August 24, 2026 as MLS #426143824. Built in 1898, it lives like a single-family home: double parlor, formal dining room with decorative fireplace, oversized primary suite with Buena Vista Park views, flexible bonus space, a south-facing deck, and a wind-protected rooftop greenhouse.
Photography and the measured floor plan are published below, and the full disclosure package is available on request. Offers are due Wednesday, September 2 by 11:00 am. Listed by Oliver Burgelman, Broker Associate at Vanguard Properties, DRE #01388135.
About 449 Frederick Street
Occupying the top two floors of a classic Cole Valley Victorian steps from Golden Gate Park, 449 Frederick Street is an expansive, light-filled TIC that lives like a single-family home, with preserved wainscoting and period detail throughout. The main level anchors around a double parlor, sitting area, second bedroom, and formal dining room with decorative fireplace. The kitchen pairs a Viking range with Thermador appliances, and a breakfast area opens through French doors to a south-facing deck.
The upper level is an oversized primary suite: skylights, Buena Vista Park views, and a spa-like bath with soaking tub and skylit walk-in shower. Flexible bonus space works as office or gym, and a wind-protected greenhouse invites year-round entertaining and a garden paradise. Solar with battery backup cuts bills and keeps the lights on during outages. Private bike storage and an exclusive front yard complete the home. Zazie, Beit Rima, La Boulangerie, and Woods Beer & Wine are nearby, with the N-Judah to downtown.
Key features
- TIC that lives like a single-family home, with preserved wainscoting and period detail throughout
- Double parlor, sitting area, and formal dining room with decorative fireplace
- Kitchen with Viking range and Thermador appliances; breakfast area opening to a south-facing deck
- Oversized primary suite with skylights, Buena Vista Park views, soaking tub, and skylit walk-in shower
- Solar with battery backup, private bike storage, and an exclusive deeded front yard
- Zazie, Beit Rima, La Boulangerie, and Woods Beer & Wine nearby, with the N-Judah to downtown
Property film: 449 Frederick Street
A walk-through of both levels, from the double parlor to the rooftop greenhouse.
Photo tour: inside 449 Frederick Street
Photographed after painting and staging, in August 2026. The measured floor plan follows below.
The building and the main level
Kitchen, breakfast area, bath and laundry
Upper level: primary suite, bonus space and greenhouse
Deck, garden and views
Measured floor plan
Both levels, measured. Approximately 2,833 square feet per the floor plan; buyer to satisfy themselves as to size.
Twilight tour Thursday, August 27, 4:00 to 6:00 pm. Open house Saturday and Sunday, August 29 and 30, 2:00 to 4:00 pm. Broker tour Tuesday, September 1, 12:00 to 2:00 pm. 449 Frederick Street, San Francisco. No appointment needed, all welcome at every one, including the broker tour.
Offers are due Wednesday, September 2 by 11:00 am. Private appointments available any day before then. Schedule a showing or email [email protected] to request the disclosure package.
The full disclosure package is ready now, so you can review the home with your eyes open rather than chasing paperwork mid-offer. If you are newer to the process, the San Francisco buyer's guide walks through each step, and what disclosures to expect covers the package itself.
Location: Cole Valley, San Francisco
Cole Valley is one of San Francisco's most beloved small neighborhoods: a few tree-lined blocks tucked between Golden Gate Park, Buena Vista Park, and the Haight, with a village-scale commercial strip that locals fiercely protect. Mornings mean brunch at Zazie, evenings mean Beit Rima or a pour at Woods Beer & Wine, and weekends mean the park, which is quite literally around the corner from this front door.
The N-Judah runs through the heart of the neighborhood, putting downtown within an easy, car-free commute, while UCSF Parnassus anchors steady demand for homes here. For a light-filled Victorian like 449 Frederick, with real space to stretch and park proximity, Cole Valley is the setting that makes the whole story work.
Status updates: 449 Frederick Street
Listing summary
Status | Active |
|---|---|
List price | $1,995,000 |
Price per sq. ft. | ~$704 |
Address | 449 Frederick Street, San Francisco, CA 94117 |
Configuration | 2 Bed | 2 Bath | Bonus space (office/gym) | Rooftop greenhouse |
Living area | ~2,833 sq. ft. per floor plan |
Ownership | TIC, top two floors of a two-unit Victorian |
Year built | 1898 |
Outdoor space | South-facing deck | Rooftop greenhouse | Deeded front yard |
On-market date | August 24, 2026 |
Open houses | Thu Aug 27, 4–6 pm (twilight) | Sat Aug 29 & Sun Aug 30, 2–4 pm |
Broker tour | Tuesday, September 1, 12:00–2:00 pm · all welcome |
Offer date | Wednesday, September 2 by 11:00 am |
Property film | |
MLS # | #426143824 |
Listing agent | Oliver Burgelman, Vanguard Properties · DRE #01388135 |
Own a home in Cole Valley or nearby?
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