2500 Divisadero Street, San Francisco, CA 94115, San Francisco, 94115 - 8 bed, 8 bath

2500 Divisadero Street
San Francisco, CA 94115
Property Price
SUMMARY
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 2500 Divisadero Street Subject | $13,950,000* List Price | 8 | 8 | 9,100 | $1,607 | - |
A 2898 Broadway Street Sold | $17,750,000 | 10 | 7 | 11,155 | $1,591 | 0.2 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
This 1930s Tudor Revival residence is in good condition, benefiting from a comprehensive renovation in 2006 led by architect Andrew Skurman. The property features a gourmet kitchen, radiant heating throughout, and high-end finishes including black-and-white marble flooring and custom fireplaces. While the major renovation took place approximately 18 years ago—placing it slightly beyond the 15-year window for 'excellent'—the home is move-in ready, exceptionally well-maintained, and incorporates modern systems and luxury features that meet high quality standards.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: Chinese Immersion School At Deavila (9/10). Middle School: Lilienthal (Claire) Elementary School (9/10). High School: Lowell High School (10/10).
- Architectural Pedigree
Designed by master builder Angus McSweeney and refined by architect Andrew Skurman, this Tudor Revival estate represents a rare blend of historic 1930s craftsmanship and high-end modern renovations.
- Expansive & Versatile Layout
With 9,100 square feet of living space, the home features a dedicated entertainment level with a banquet hall and billiards room, plus a separate lower-level apartment for guests or staff.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Living area discrepancy between mls listing and other public or private record. mls listing living area = 9100, other record living area = 8671.
- Low Available Lot Utilization
The property has a small lot size, more than 70 percent of which is taken by its living area. lot size in square feet = 4996, living area = 9100.
- High Operational Complexity
The massive scale and intricate historic systems, including extensive radiant heating and custom architectural finishes, imply significant ongoing maintenance and utility costs.
About 2500 Divisadero Street
Commanding a premier south-facing corner position at the crest of Pacific Heights, this stately Tudor Revival residence is filled with natural light and showcases timeless architectural presence. Built in 1933 by master builder Angus McSweeney, a partner of the renowned Willis Polk & Company, the home reflects exceptional craftsmanship and enduring design from one of San Francisco's most significant architectural eras. Over the years, the residence has been thoughtfully enhanced through major renovations that respect its historic integrity while introducing modern comforts. In 1999, the home was featured in the 22nd Annual San Francisco Decorator Showcase, during which the upper level was opened and a striking central staircase was added. A comprehensive renovation in 2006, led by architect Andrew Skurman and general contractor Forde Mazzola, further elevated the property with radiant heating throughout, a gourmet kitchen with adjoining family dining area, and a lower-level guest apartment. The main level is dedicated entirely to gracious formal rooms, ideal for both entertaining and everyday living. Architectural highlights include soaring ceilings with exposed rafter beams, Gothic-arched doorways, original stone and custom fireplaces, and a grand staircase with carved wood balustrades. A radiant-heated black-and-white marble hallway provides seamless flow between the primary rooms and courtyard. The second level offers a rare single-floor layout of private living quarters, including an expansive primary suite with sitting room and dual dressing rooms, two additional en-suite bedrooms, an office with fireplace, and a laundry room with kitchenette. The uppermost level is designed for recreation and entertaining, featuring a wood-paneled library and banquet hall, billiards room with bar, media room, and a flexible gym or guest suite with full bath. The lower level includes a separate apartment with independent access from both the garage and exterior. Located moments from the Presidio, Alta Plaza, and Lafayette Park, and close to Pacific Heights shopping and dining, this is a rare opportunity to own an architecturally significant home thoughtfully adapted for modern living in one of San Francisco's most prestigious neighborhoods.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1936
- Lot Size
- 4,996.33 Sq. Ft.
Interior
- Total Bedrooms
- 8
- Total Bathrooms
- 8 (8 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
San Francisco Unified Schools
Cobb (William L.) Elementary School
Grades K-5 • 0.3 mi
San Francisco Public Montessori School
Grades K-5 • 0.4 mi
Parks (Rosa) Elementary School
Grades K-5 • 0.9 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 8.0 | 3.0 | 80% |
| Baths | 8.0 | 3.0 | 84% |
| Square foot | 9,100 | 2,560 | 92% |
| Lot Size | 4,996.33 | 3,216 | 88% |
| Price | $13.95M | $3.77M | 88% |
| Price per sq ft | $1.5K | $1.1K | 68% |
| Built year | 1936 | 1902 | 80% |
| HOA | $0 | $0 | 50% |
| Days on market | 41 | 260 | 4% |
Pricing History
Listed for Sale
Feb 25, 2026
$13,950,000
$14,500,000
-4% Price Drop
Initial Listing
Price Change
Jan 25, 2026
$14,500,000
Initial Listing
Sold
Mar 26, 2024
$9,900,000
Public Record
Sold
Aug 23, 2013
$8,800,000
Public Record
Sold
Apr 30, 2013
$4,250,000
Public Record
Sold
Nov 17, 1998
$3,825,000
Public Record



















































































