Recommended listing price and overall pricing strategy
Condos took a huge hit during the pandemic and most areas have not recuperated in terms of valuations, especially District 9. As mentioned in the introduction, valuations are beginning to stabilize and trend upward this year, but we are still not where we were pre-2020. Many sellers are either at the point of taking a loss, just breaking even, or renting. This creates a challenging pricing environment where aggressive list prices risk extended days on market and eventual price reductions, while strategic positioning under key psychological thresholds can generate competitive interest.
Unit 7G (819sqft) sold for $883,000 in February, giving us a solid baseline for the G-stack. Since you're on the 18th floor—11 floors higher with full bay views versus 7G's direct freeway view orientation—that elevation commands an additional $100,000 to $125,000 premium in the San Francisco high-rise market. This positions 18G in the estimated sale price of $975,000–$1,000,000 range ($1293-$1326/sqft)
Current active listings include #19A at $1,100,000 (13 DOM, 840 sqft, city views, $1309/sqft) and #23A at $1,200,000 (10 DOM, 840 sqft, city views, $1428/sqft); however, these A-stack units are approximately 86 sqft larger than #18G and face different orientations, positioning them in a separate micro-segment of the market.
The $975,000–$1,000,000 range for #18G acknowledges the bay view premium and 18th-floor positioning, but remains realistic given current market headwinds and the 754 sqft footprint. We recommend positioning toward the lower end of this range to drive activity, with room to negotiate upward in a competitive scenario.
The Harrison Sales History – 1 Bedroom/ 1 Bath Homes in the last year
Attached are the recent sales for 1-bedrooms in the last 12 months, as well as active and coming-soon listings.
Our marketing strategy for the property
Our goal is to generate demand. By debuting homes as 'Coming Soon'; we engage the brokerage community early, allowing us to gauge interest and optimize pricing for a stronger, more impactful, and faster sale.
'Coming Soon' Period| Exclusively Controlled Scarcity for Luxury Condos/Stimulating Demand
- Broker Preview with Top Agents and Qualified Buyers
- Review Pricing Feedback without accumulating “days on market”
- Identify early interest
Price Positioning
In more challenging markets we generally encourage pricing below market to encourage better results. Aspirational pricing is often met with ongoing downward adjustments. 'Chasing the Market Down'.
Goal
- Create urgency
- Avoid extended Days on Market
- Prevent price reductions
Full Market Launch | On Market
- Final pricing confirmed
- Marketing assets are complete
- Showing calendar is coordinated
- Brokers are primed
“Launch Week”
- First open house weekend
- Open Broker Tour
- Digital advertising push
- Social + email campaigns targeting high-income demographics
- Build momentum and determine if demand requires an offer date be set
Positioning
- Lifestyle (views, amenities, walkability, concierge services)
- Scarcity (limited inventory in the building or neighborhood)
- Financial logic (lock-and-leave convenience, lower maintenance vs. single-family)
- A refined alternative (to Single Family Home)
Marketing
Christie's Affiliated Marketing
We are the exclusive Northern California affiliate of Christie's International Real Estate, the global luxury real estate arm of Christie's, the world’s oldest auction house. Christie's International Real Estate Serneo has a presence across San Francisco, Marin, Wine Country, Santa Clara, and Oakland counties. With 17 offices and more than 580 agents, our network achieves over $5 billion in annual sales. Access to this local, national, and international agent network is a powerful advantage and can be imperative to the successful sale of your home.
As part of our luxury marketing strategy, we offer a curated portfolio of optional global print and digital advertising opportunities designed to position your property in front of qualified high-net-worth buyers worldwide. These placements may include prestigious international publications such as Condé Nast Traveller, Financial Times, Tatler, House & Garden, The World of Interiors, and select regional editions of The Wall Street Journal and The New York Times, along with targeted exposure in Modern Luxury markets including Aspen, the Hamptons, and Miami.
We also offer optional premium digital display advertising through The New York Times online listing network and global luxury platforms such as JamesEdition for expanded international reach. Additionally, your property can be featured in The Luxury Connection newsletter, distributed to more than 11,000 Christie's International Real Estate agents and brokerages worldwide, providing direct exposure within an elite global brokerage community.
For sellers seeking an even higher-impact presence, we can also arrange optional physical promotion at Christie's flagship auction house in New York City — creating tangible visibility within one of the world’s most recognized luxury marketplaces.
Our Marketing Initiatives
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, baygroupre.com, and sereno.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, and TikTok @lvslrealestate
In addition to our digital marketing efforts, the home will be showcased through a comprehensive, multi-channel campaign that includes:
- 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.
- Exposure across the Christie’s Sereno agent network, reaching top-producing agents locally and globally
- Featured placement on the Christie’s International Real Estate website, providing targeted visibility to qualified buyers worldwide
- 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.
Residential Listing Agreement
Attached is the Residential Listing Agreement for your review. Please let us know if you have any questions or would like anything clarified. Once it’s been reviewed, we’ll send it out for digital signing via Glide.
About Us
LVSL Real Estate Team
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.
Introduction to Lynn Bell
Lynn is an innovative and results-driven marketing and sales leader with 40 years of success in residential real estate development and residential sales. Known for turning underperforming communities into success stories, she blends data-driven strategy with a true understanding of what makes buyers fall in love with a home. Lynn's strength lies in her ability to see the big picture — from market cycles to buyer psychology — and translate that into real, measurable results for her clients.
Introduction to Nick Ramos
Nick is dedicated to matching clients with homes that align with not only their needs but also their lifestyle. With expertise in Victorian architecture, historic properties, and San Francisco's diverse neighborhoods, he brings a knowledgeable, attentive, and relationship-driven approach to every client. Complimenting this, he offers modern marketing knowledge rooted in strategic storytelling, digital exposure, and data-driven positioning, ensuring your home stands out!
Past Client Testimonial
"Lynn was exceptional, from start to finish. She was warm and welcoming and had excellent insight into my goals and needs. Every detail was covered, making the process seamless and easy. You will be in excellent hands, and I recommend her highly!" - John Lease
"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
"I had an amazing experience working with Lynn Bell and her team! Incredibly professional and proactive, they were always one step ahead and made the entire process feel smooth and stress-free. They respected my timeline, never applied pressure, and communicated clearly every step of the way. They were incredibly patient and thorough in answering my questions, always making me feel heard. Their deep knowledge of the neighborhood and excellent follow-through truly set them apart. On top of that, they were personable, relatable, and genuinely fun to work with. I couldn’t recommend them more highly!" - Sumeetha Jacob
"Lynn Bell is a true pro! Her attention to detail is impressive, only to be topped by her communication throughout the process. She’s a fantastic advocate to have on your side. Working with Lynn made the process seem effortless. I highly recommend Lynn and her entire team. She is our agent for life!" - Thomas Gasbarre