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280 Spear St. 20H, San Francisco, CA 94105, San Francisco, 94105 - 1 bed, 1 bath

280 Spear St. 20H, San Francisco, CA 94105 home-pic-0
ACTIVE UNDER CONTRACT$543,943
280 Spear St. 20H, San Francisco, CA 94105
1Bed
1Bath
677Sqft
Lot
Year Built
2020
Close
-
List price
$544K
Original List price
-
Price/Sqft
$803
HOA
$793
Days on market
-
Sold On
-
MLS number
41111592
Home ConditionExcellent
Features
Excellent View:
View-

About this home

We found 3 Cons,6 Pros. Rank: price - $543.9K(14th), sqft - 677(10th), beds - 1(43th), baths - 1(37th).

FIRST COME, FIRST SERVE. Rare chance to own an upgraded corner unit with stunning Bay views in one of SF’s premier luxury high-rises—MIRA SF. Unit features an updated two-tone kitchen w/quartz countertops & top-of-the-line Bertazzoni appliances, incl. induction range, microwave & dishwasher paired with a Fisher & Paykel refrigerator. Bedroom offers a glass partition with a smart home enabled, motorized privacy curtain and custom closet organization. Also: recessed lighting, smart switches and Ecobee thermostat, and many luxury community amenities! 1-bedroom Below Market Rate (BMR) housing opportunity available at 120% Area Median Income (AMI). Maximum income for 1 person = $130,900; 2 people = $149,650; 3 = $168,300; 4 = $187,000; 5 = $201,950. Must be 1st-time homebuyer and income eligible. Unit available through the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring and other restrictions. Take advantage of the TEMPORARILY RELAXED buyer eligibility requirements: up to 140% AMI, no need to be 1st time homebuyer, exclusion of income from assets, flexibility for homebuyer education, reduced financing requirements! The unit is now available on a first come first served basis.

Nearby schools

/10
Chinese Education Center
Public,•K-5•0.8mi
9/10
Chin (John Yehall) Elementary School
Public,•K-5•0.8mi
5/10
Daniel Webster Elementary School
Public,•K-5•2.1mi
6/10
San Francisco Public Montessori School
Public,•K-5•2.3mi
9/10
Chinese Immersion School At Deavila
Public,•K-5•3.2mi
2/10
Fairmount Elementary School
Public,•K-5•3.9mi
1/10
Mission Education Center
Public,•K-5•3.9mi
3/10
Carmichael (Bessie)/Fec
Public,•K-8•1.3mi
6/10
Francisco Middle School
Public,•6-8•1.5mi
4/10
Buena Vista/ Horace Mann K-8
Public,•K-8•2.9mi
9/10
Lilienthal (Claire) Elementary School
Public,•K-8•3.0mi
3/10
Lick (James) Middle School
Public,•6-8•3.5mi
6/10
Rooftop Elementary School
Public,•K-8•3.8mi
2/10
Revere (Paul) Elementary School
Public,•K-8•3.8mi
8/10
Yu (Alice Fong) Elementary School
Public,•K-8•4.7mi
3/10
San Francisco Community Alternative School
Public,•K-8•5.0mi
9/10
Lawton Alternative Elementary School
Public,•K-8•5.8mi
8/10
Galileo High School
Public,•9-12•2.0mi
1/10
Downtown High School
Public,•9-12•2.1mi
3/10
O'connell (John) High School
Public,•9-12•2.4mi
2/10
Wells (Ida B.) High School
Public,•9-12•2.5mi
2/10
S.F. International High School
Public,•9-12•2.6mi
3/10
Mission High School
Public,•9-12•2.8mi
7/10
Wallenberg (Raoul) Traditional High School
Public,•9-12•3.0mi
2/10
Marshall (Thurgood) High School
Public,•9-12•3.8mi
6/10
Academy Of Arts And Sciences
Public,•9-12•4.4mi
9/10
Asawa (Ruth) San Francisco School Of The Arts, A Public School.
Public,•9-12•4.4mi
5/10
Burton (Phillip And Sala) Academic High School
Public,•9-12•4.8mi
2/10
Jordan (June) School For Equity
Public,•9-12•5.2mi
7/10
Balboa High School
Public,•9-12•5.4mi
7/10
Washington (George) High School
Public,•9-12•5.5mi
7/10
Lincoln (Abraham) High School
Public,•9-12•5.7mi
10/10
Lowell High School
Public,•9-12•6.5mi

Price History

Date
Event
Price
09/14/25
Price Change
$543,943
08/06/20
Sold
$434,500
Condition Rating
Excellent
This property, built in 2020, is virtually new and meets all criteria for an 'Excellent' rating. The kitchen features a modern two-tone design with quartz countertops and top-of-the-line Bertazzoni and Fisher & Paykel appliances, as confirmed by the listing description and images. The unit boasts recessed lighting, smart switches, an Ecobee thermostat, and new hardwood-style flooring in living areas and carpet in the bedroom. All components appear new or virtually new, reflecting current quality standards with no signs of wear or deferred maintenance. The overall aesthetic is sleek, contemporary, and high-end.
Pros & Cons

Pros

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).
Prime Luxury Location & Building: Located in the desirable South Beach neighborhood within MIRA SF, a premier luxury high-rise, offering a prestigious address and modern living experience.
Stunning Bay Views & Corner Unit: The property boasts stunning Bay views and benefits from being a corner unit, providing enhanced natural light and potentially more expansive vistas.
Extensive High-End Upgrades: Features a fully upgraded two-tone kitchen with quartz countertops and top-of-the-line Bertazzoni appliances, complemented by smart home integrations like motorized privacy curtains, smart switches, and an Ecobee thermostat.
Exceptional Community Amenities: Residents have access to numerous luxury community amenities within the MIRA SF building, enhancing the lifestyle and value proposition of the property.
Unique BMR Opportunity with Relaxed Terms: Offers a rare Below Market Rate (BMR) housing opportunity with temporarily relaxed eligibility requirements, making luxury living accessible to a broader range of qualified buyers.

Cons

Significant BMR Restrictions: The property is subject to strict resale controls, monitoring, and other restrictions imposed by the Mayor's Office of Housing and Community Development (MOHCD), which can limit future flexibility and potential capital appreciation.
High Monthly Association Fees: A substantial monthly association fee of $793 adds a significant ongoing cost to ownership, which can impact affordability and long-term financial planning, especially for a 1-bedroom unit.
Limited Market Due to BMR & Size: As a 1-bedroom, 677 sqft unit offered under a BMR program, the property appeals to a very specific and limited buyer pool, potentially affecting resale velocity and market value.

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