631 Folsom Street #4A, San Francisco 

The A-stack is widely considered the best floor plan and orientation at 631 Folsom.

Unit #6A (1,136 sqft), directly above you in the same A-stack floor plan, went pending on October 20th at a list price of $1,250,000 and is going to close at that price. We learned from the listing agent that this is a sale to the current tenant, so it does not reflect what the unit would achieve on the open market and is likely at a discount. Instead, we view it as a floor for A-stack pricing, not a ceiling.

The more reliable benchmarks are units that have been tested by open-market buyers. Among closed sales, #2B sold for $1,330,000 in July, 11% over its $1,195,000 list price after just 3 days on market. #20F (1,190 sqft, 20th floor, views) sold for $1,440,000 ($1,210/sqft) in May.

#4A’s larger A-stack footprint, positions #4A in an estimated sale price range of $1,250,000 to $1,300,000 ($1,100 to $1,144/sqft). We recommend positioning toward the lower end of this range to drive activity and stand out against #7B, with room to negotiate upward in a competitive scenario.

Attached are the recent sales for 2-bedrooms this year, as well as active, pending and coming-soon listings.

Our Strategy:Generate Demand

By debuting your home with “Coming Soon” on the MLS, as well as through Compass Coming Soon and/or Compass Private Exclusive, we engage the brokerage community early. This lets us gauge interest and refine pricing before launch, setting the stage for a stronger and faster sale.

Coming Soon Period | Controlled Scarcity to Stimulate Demand

• Private broker previews with top agents and their qualified buyers, including Compass’s agent network

• Pricing feedback gathered without accumulating days on market

• Early interest identified before the full launch

Price Positioning

Strategic pricing creates competition. Aspirational pricing often leads to a series of price reductions, a pattern known as “chasing the market down.” Pricing at the lower end of our recommended range is designed to draw multiple buyers into the same conversation.

Goals

• Create urgency

• Avoid extended days on market

• Prevent price reductions

Full Market Launch | On Market

• Final pricing confirmed

• Disclosure package complete

• Marketing assets complete

• Showing calendar coordinated

• Brokers primed

Launch Week

• First open house weekend (Saturday and Sunday)

• Broker tour (Tuesday)

• Digital advertising push

• Social media and email campaigns targeting active Bay Area buyers and relocating tech professionals

• Build momentum and determine whether demand warrants setting an offer date

Positioning

• Lifestyle: the A-stack corner layout with floor-to-ceiling windows, a full-service building with a 24/7 attended lobby, and walkability to the waterfront, Oracle Park, SoMa, and the Financial District

• Scarcity: limited two-bedroom inventory at 631 Folsom and across District 9, where two-bedroom inventory is down 26% year over year

• Financial logic: lock-and-leave convenience and lower maintenance compared to a single-family home

• A refined alternative: single-family living without the upkeep

We are the exclusive brokerage for Christie's, the oldest auction house in the world. Christie's International Real Estate in Northern California has a presence in San Francisco, Marin, Wine Country, Santa Clara, and Oakland counties, our 17 offices and 580 agents achieve over $5 billion in annual sales. Access to this network of agents both locally and nationally will be imperative for the sale of your home.

Since 2006, Christie’s International Real Estate Sereno has grown to be the largest, locally-owned and operated independent brokerage in Northern California. As our sister company, we have access to agents and buyers in Silicon Valley.

Our team's marketing strategy is designed to maximize exposure, build momentum, and attract highly qualified buyers through a layered, high-touch approach. The property is amplified through prominent placement across our branded websites, including lvslrealestate.com and christiesrealestate.com ensuring strong organic visibility, search presence, and consistent exposure across multiple buyer touchpoints. We also feature your home across our branded social media channels on Instagram & facebook (@lvslrealestateteam/@christiesrealestatesereno), and TikTok (@lvsl.re)

In addition to our digital marketing efforts, the home will be showcased through a comprehensive, multi-channel campaign that includes:

• High-quality, professionally produced photography and videography that highlight the property’s standout features and lifestyle appeal.

• Weekly open houses, creating consistent in-person opportunities for buyers to experience the property firsthand and build an emotional connection.

• Weekly eBlasts distributed to our exclusive buyer database of 3,000+ contacts, cultivated through months of targeted Meta and Google PPC campaigns.

• Customized Property Website

  • (Ex. https://401harrison18g.com/)

• Top Agent Network: Strategic exposure to a curated network of top-producing real estate professionals and their qualified buyer clients.

• Compass Private Exclusives: Through Compass, we can leverage the brokerage’s private listing network to introduce the property to qualified buyers and agents before it reaches the public market, creating an opportunity to build early interest and gauge demand.

• Exposure across the Christie’s Sereno agent network, reaching top-producing agents locally and globally

• MLS syndication, ensuring broad distribution across major third-party real estate platforms such as Zillow and Redfin

• Sponsored social media campaigns, strategically targeted to reach active and qualified buyers beyond our organic audience

Together, these channels work in concert to create sustained visibility, generate competitive interest, and position your home strongly in the market.

LVSL (Love Smart Living) is a San Francisco–based Real Estate Team rooted in strategy, design, and community. We believe real estate is more than a transaction — it’s about how and where people choose to live, invest, and build their lives. Our team blends deep local knowledge with modern marketing and thoughtful guidance, helping clients navigate everything from new development to resale with clarity and confidence. We lead with data, but we move with heart — building authentic relationships and delivering experiences that feel personal, seamless, and aligned. At LVSL, we’re drawn to homes with history, neighborhoods with soul, and people who value intentional living.

For more than four decades, Lynn has built a distinguished career leading the marketing, sales strategy, operations, and successful execution of some of San Francisco’s and the greater Bay Area’s most complex residential real estate projects. Her experience spans a diverse range of asset types, including mixed-use developments, historic adaptive reuse projects, condominium communities, master-planned neighborhoods, commercial spaces, and developer representation.

Throughout her career, Lynn has partnered with developers, ownership groups, architects, marketing and public relations firms, sales teams, consultants, lenders, title companies, and municipal agencies to successfully bring projects from initial vision and positioning through market launch, sales execution, and completion. This comprehensive understanding of the real estate development lifecycle allows her to approach every project with a strategic perspective, combining market insight, operational expertise, and a deep understanding of what drives value.

Lynn is known for her ability to identify the unique opportunities within each property, develop compelling market strategies, and execute thoughtful campaigns that connect with buyers and investors. Her approach blends strategic positioning, targeted outreach, relationship building, and disciplined execution to achieve successful outcomes for her clients.

Beyond traditional sales and marketing, Lynn brings a nuanced understanding of development, investment potential, and market dynamics. Her ability to navigate complex transactions, collaborate across disciplines, and create meaningful strategies has made her a trusted advisor to developers, owners, and clients throughout the Bay Area.

Nick went straight into real estate after graduating from the University of San Francisco. His undergraduate years were a deep dive into the city he calls his first love. He interned as a legislative aide at San Francisco City Hall, served on the board of the nonprofit Groceries for Seniors, taught yoga on and off campus, and led tourists on 11-mile guided bike tours through the city's 117 neighborhoods. Each role brought him closer to San Francisco and the people who call it home.

Real estate was the natural next step, a way to bring together what he loves doing most: being a trusted guide through complex life decisions, building relationships with clients who inevitably become friends, and sharing insight into one of the greatest cities in the world.

At the core of Nick's approach is a belief that real estate is about more than transactions; it is about understanding people, building trust, and helping clients navigate some of the most important decisions of their lives.

"We had a wonderful experience working with Nick and Lynn. They were knowledgeable, responsive, and made the entire home-buying process smooth and stress-free. Nick’s energy, Lynn’s wealth of knowledge, and both of their professionalism and dedication gave us confidence every step of the way. We truly enjoyed working with them and highly recommend them to anyone looking to buy or sell a home!" -- Sean

"Lynn and team were wonderful when we purchased our home. Easy to work with, communicative and sometimes even acting as therapist when things got scary for us. Thank you so much - we are so happy in our new home!" - Derek & Simon

"Lynn and Nick are great to work with! They are patient, diligent, and persistent! I highly recommend them to help you sell your property!" -- Laurie

"Lynn and Nick made everything go so smoothly for us, especially given the complication of us going out of town at key moments! I'm sure they did so much in the background that we never even knew about. We will highly highly recommend them to any friends of ours!" -- Hana

"I cannot recommend Lynn and Nicholas highly enough. They guided me through a complicated trust sale and were exceptional every step of the way.

From helping prepare the house for sale to coordinating all the details needed to get it market-ready, they made what could have been an overwhelming process feel manageable. Their expertise, organization, and attention to detail were invaluable. When we encountered a complicated offer situation, Lynn and Nicholas provided thoughtful advice, clear communication, and steady guidance. They took the time to explain every option, advocate for my interests, and help me make informed decisions with confidence. Most importantly, their strategic approach and negotiation skills helped us achieve an outstanding result and the best possible price for the property. Throughout the entire process, I always felt supported, informed, and cared for. If you’re looking for a real estate team that is knowledgeable, responsive, trustworthy, and truly committed to their clients, I would highly recommend Lynn and Nicholas." -- Barbara