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

2500 Divisadero Street, San Francisco, CA 94115 home-pic-0

2500 Divisadero Street

San Francisco, CA 94115

ACTIVE
CONDITION: GOOD
8Beds
8Baths
9,100Sq Ft
4,996.33Lot Size

Property Price

LIST PRICE$13,950,000
EST. MARKET VALUE
$14,620,471
4% BelowMARKET VALUE

SUMMARY

Estimated Market Value

$14,620,471 +$670,471 Equity Potential
Based on Realkey algorithm analyzing recent comparable sales in San Francisco.

Comparable Sales Map

Comparables within 1 miles sold in recently

Address Sold Price BedsBathsSq Ft$/SqftDistance
2500 Divisadero Street
Subject
$13,950,000*
List Price
889,100$1,607-
A
2898 Broadway Street
Sold
$17,750,00010711,155$1,5910.2 mi

* Subject property listed price vs sold prices of comps.

Condition Analysis

OVERALL CONDITION SCORE

Good
TeardownExcellent

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

2/10

San Francisco Public Montessori School

Grades K-5 • 0.4 mi

6/10

Parks (Rosa) Elementary School

Grades K-5 • 0.9 mi

4/10

Sensitive Facilities

No sensitive facilities data found.

Neighborhood Comparison

FeatureSubjectAverage HomeNeighborhood Ranking (50 Listings)
Beds8.03.0
80%
Baths8.03.0
84%
Square foot9,1002,560
92%
Lot Size4,996.333,216
88%
Price$13.95M$3.77M
88%
Price per sq ft$1.5K$1.1K
68%
Built year19361902
80%
HOA$0$0
50%
Days on market41260
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

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