Rincon Hill, San Francisco is a high-rise condo neighborhood at the city end of the Bay Bridge, south of Folsom Street and the Transbay blocks. The Rincon Hill neighborhood covers about 55 acres bounded by Folsom Street, the Embarcadero, Bryant Street and Essex Street, where eight condo buildings built 1991 to 2016 and the Jasper rental tower stand under the 2005 Rincon Hill Plan.
Two Rincon Hill condos were for sale on November 6, 2026, asking $1,150,000 and $1,190,000, per the CRMLS feed on this page.
This page covers where Rincon Hill sits in San Francisco, which towers stand inside the plan boundary, history, the zoning, taxes, transit, the liquefaction map, schools, what Rincon Hill condos ask, and how to buy a Rincon Hill condo without overpaying.
Browse all San Francisco real estate.
Rincon Hill, San Francisco, is the twelve-block rise at the western foot of the Bay Bridge, “bounded generally by Folsom Street, the Embarcadero, Bryant Street, Beale Street, the Bay Bridge approach and Essex Street,” per the San Francisco General Plan. The plan area holds about 55 acres including streets, divided into more than 70 parcels. The East Cut Community Benefit District, runs from the east side of 2nd Street to the Embarcadero and from the north side of Mission to Harrison, taking in Rincon Hill and the Transbay blocks north of Folsom.
The four edges of Rincon Hill:
Rincon Hill sits inside the San Francisco hub on this site.
Eight condo buildings and one rental tower stand inside the Rincon Hill plan boundary, built between 1991 and 2016. Year built comes from the San Francisco Assessor’s secured roll, published on DataSF; unit counts come from the named source, and four of the older buildings have no verifiable unit count.
| Building | Address | Built | Tenure | What is verified |
|---|---|---|---|---|
| One Rincon Hill South Tower | 425 1st St | 2008 | condo | 641 feet, 376 units, per SF YIMBY |
| The Harrison (One Rincon Hill North Tower) | 401 Harrison St | 2014 | condo | 319 units per SF YIMBY |
| Lumina | 201 Folsom St / 333 Beale St | 2015 and 2016 | condo | 656 condominiums in two towers and two podiums, per Vanke US |
| The Infinity | 301 Main St / 338 Spear St | 2008 | condo | built 2008 per the Assessor roll |
| Bridgeview | 400 Beale St | 2001 to 2002 | condo, plus an office condominium | unit count not found |
| Portside | 403 Main St | 1997 | condo | unit count not found |
| BayCrest | 201 Harrison St | 1991 | condo | unit count not found |
| 38 Bryant | 38 Bryant St | 1994 | condo | unit count not found |
| Jasper | 45 Lansing St | 2016 | rental | 319 apartments, 40 stories, per IREI |
Two reads from the roster:
One Rincon Hill is the 641-foot condo tower at 425 1st Street, finished in 2008 with 376 units and designed by Solomon Cordwell Buenz, per SF YIMBY; its north tower at 401 Harrison Street, finished in 2014 after the recession, is marketed as The Harrison. On November 6, 2026, the CRMLS feed on this page carried no listing in either tower; its two Rincon Hill listings were at Portside and 38 Bryant.
Yes, there are apartments in Rincon Hill, San Francisco, in one purpose-built rental tower. Jasper, at 45 Lansing Street, is a 40-story, 319-unit apartment building completed in 2016, per Institutional Real Estate Inc., and the Assessor roll classes it as an apartment building, not a condominium map. At the Folsom edge, The Avery on Transbay Block 8 carries 430 apartments, 150 of them affordable, alongside its 118 condos. Every other tower inside the boundary is a condominium building, so the rental market here is one building plus whatever condo owners lease out.
Living in Rincon Hill means a high-rise condo under the Bay Bridge approach, inside a neighborhood that pays for its own cleaning and safety crews. The East Cut Community Benefit District, formed in 2015 as the Greater Rincon Hill Community Benefit District, is funded by an annual property assessment and provides public-realm maintenance 365 days a year and clean-and-safe services 24 hours a day, per the East Cut CBD. Its 2015 management plan lists Guy Place Park, Emerald Park, Under-Ramp Park, Essex Hillside and Transbay Park among the parks it would maintain, plus the rooftop park on the Transit Center north of Folsom.
What a Rincon Hill resident lives with:
The San Francisco Police Department’s Southern Station, at 1251 3rd Street, covers Rincon Hill as part of a district that takes in South of Market, the Embarcadero, China Basin and Mission Bay, and it holds community meetings on the third Wednesday of each month, per SFPD. The East Cut CBD adds clean-and-safe services around the clock. The incident record for any block is public in the city’s police incident dataset on DataSF; this page does not rate safety.
Rincon Hill was an 1850s mansion district, cut through by a street and erased by a fire. In the early 1850s wealthy pioneers built large homes on the crest of Rincon Hill for its views, per FoundSF.
In 1869, 500 men dug a 100-foot-deep chasm through Rincon Hill along Second Street, and the 1906 fire “swept clean” the district in less than an hour, per SPUR.
The Bay Bridge’s western anchorage was under construction at Beale near Bryant by April 1935, and the bridge opened on November 12, 1936, per OpenSFHistory.
What came after the bridge:
Rincon Hill is zoned as the Rincon Hill Downtown Residential District, adopted with the Rincon Hill Plan in August 2005, per SF Planning. The plan allows towers “ranging from 250 to 550 feet” above street-wall podiums of 45 to 85 feet, with only residential uses permitted above 85 feet, and it set a capacity of 2,220 new housing units, 266 to 377 of them affordable, toward a goal of as many as 10,000 new residents. The district replaced the Rincon Hill Special Use District the city established in 1985.
What the Rincon Hill Plan sets:
No. None of the eight Rincon Hill condo buildings appears in the Transbay CFD 2014-1 levy roll for fiscal year 2025-26, per the San Francisco Controller. That district levied $34,033,226 on 571 parcels, and its roll names Block 1, Block 8 (The Avery), 75 Howard, 181 Fremont, Salesforce Tower, 350 Mission, 41 Tehama and Blocks 5 and 6, all inside the Transbay CFD.
What that means for a Rincon Hill buyer:
San Francisco charges a real property transfer tax when a deed records, at $3.40 per $500 of price from $250,000 to under $1,000,000, $3.75 per $500 from $1,000,000 to under $5,000,000, and $11.25 per $500 from $5,000,000 to under $10,000,000, per the City and County of San Francisco. TKG’s arithmetic on those rates: 0.75% on both November 6 Rincon Hill asks, $1,150,000 at 38 Bryant and $1,190,000 at Portside, which fall in the $1,000,000 to under $5,000,000 tier.
Yes, Rincon Hill is near BART. Embarcadero Station, at 298 Market Street, is the nearest BART station to Rincon Hill, with Muni Metro and the California Street cable car in the same station, per BART.
The Salesforce Transit Center, north of Folsom, hosts AC Transit’s East Bay bus deck, Greyhound, SamTrans and Muni’s 25 Treasure Island line under a 5.4-acre rooftop park, per the Transbay Joint Powers Authority.
Inside the hill, Muni’s 12 Folsom/Pacific bus runs 6 a.m. to 10 p.m. daily via Essex and Harrison, per SFMTA, while the E Embarcadero streetcar is suspended and the F Market, N Judah and T Third run on the Embarcadero.
Transit from Rincon Hill:
Not fully. The Portal would extend Caltrain 1.3 miles from Fourth and King to the Salesforce Transit Center at an indicative cost estimate of $7.57 billion, with a remaining funding need of about $2.2 billion and the project in the Federal Transit Administration’s Engineering phase, per a January 23, 2026 San Francisco County Transportation Authority staff memo. The center’s train box was built to take six tracks for Caltrain and high-speed rail, per the Transbay Joint Powers Authority; the trains have no opening date a buyer can price.
2033 at the earliest, per the San Francisco Chronicle, and the Metropolitan Transportation Commission lists no funding for the west-span Bay Skyway; the interim Yerba Buena Island path is under construction to 2028. The east span path is open. In April 2026 the commission’s coordinator called the San Francisco leg “at least a $500M dollar project” with “no path forward for funding it right now,” per Streetsblog SF.
Partly. Rincon Hill’s high ground is outside the state liquefaction zone and its Embarcadero edge is inside it, in TKG point queries of the California Geological Survey’s Liquefaction Zone of Required Investigation layer on October 18, 2026: no zone at 425 1st Street or at Harrison and Beale, a zone at the Embarcadero at Folsom and at 301 Mission Street. The zone is a regulatory line under which building permits for human occupancy require site-specific liquefaction evaluation and mitigation, per the California Geological Survey. Any address can be checked in the survey’s EQ Zapp map.
The ground questions a Rincon Hill buyer should settle:
San Francisco Unified School District assigns elementary students citywide, not by neighborhood, for 2026-27, through a choice process covering “over 70 elementary schools and programs” under the citywide policy, per SFUSD. That is changing. On October 13, 2026 the Board of Education voted 5-2 to direct the district to develop a neighborhood-based elementary assignment system, with a policy due to the Board on April 13, 2027 and effect in October 2027 for 2028-29 enrollment, per the district’s press release. Any Rincon Hill purchase that depends on elementary assignment for 2028-29 rests on a school map that does not exist yet.
Rincon Hill San Francisco condos for sale numbered two on November 6, 2026, in the CRMLS feed on this page: a one-bedroom asking $1,150,000 and a two-bedroom asking $1,190,000, in 1990s buildings. These are asking prices in one listing feed, not closed sales: TKG’s MLS does not cover San Francisco closings, so this page publishes no sold medians, days on market or sale-to-list ratios for Rincon Hill. Treat the two as the visible slice of the market, not the market.
| Listing | Building | Built | Beds / baths | Sq ft | Asking | Per sq ft |
|---|---|---|---|---|---|---|
| 403 Main St #801N | Portside | 1997 | 2 / 2 | 1,088 | $1,190,000 | $1,094 |
| 38 Bryant St | 38 Bryant | 1994 | 1 / 1 | 945 | $1,150,000 | $1,217 |
CRMLS feed on this page, November 6, 2026; square footage and year built from the listing records. Both asks fall between $1,000,000 and $1,250,000, $40,000 apart.
Two Rincon Hill condos asked $1,094 and $1,217 per square foot on November 6, 2026, in the CRMLS feed on this page; two asks are not a Rincon Hill price per foot, so this page publishes no median. The Portside two-bedroom asked $40,000 more than the 38 Bryant one-bedroom and $123 less per foot. The two differ in building, size and bedroom count, so two listings cannot say which of those drives the gap.
What the two asks say about price per foot:
Two asks cannot rank the buildings. Before the first tour, pull each building’s own closings from a San Francisco MLS source.
To buy a condo in Rincon Hill, San Francisco without overpaying, run three moves before the first offer: price the Rincon Hill condo by building and era rather than by the view, read the building file before the floor plan, and verify the ground and the timelines the listing leans on. This feed held two listings on November 6, 2026, at $1,094 and $1,217 per square foot. A buyer strategy consult runs all three before the first showing.
Objective: anchor the offer to the building’s own price per foot. Signal: $1,094 per foot at Portside (1997) and $1,217 at 38 Bryant (1994) on November 6. Risk: paying a newer-tower price for a 1990s unit because the bay is in the window either way. Play: pull the building’s own recent closings from a San Francisco MLS source, set the band per foot, and treat the view as a premium on top of the band, not a replacement for it.
Objective: know what the HOA owns and owes. Signal: eight condo buildings with year built from 1991 to 2016, a rental tower among them, and Mello-Roos on the Transbay blocks but not on the Rincon Hill eight. Risk: a special assessment, a litigation file or a CFD line that should have shaped the number. Play: HOA financials and reserves, meeting minutes, litigation history, the CC&Rs on rentals, and the tax bill for the specific parcel, all inside the contingency period. The off-market channel adds buildings where no listing has posted yet.
Objective: no surprises after acceptance. Signal: liquefaction zone on the Embarcadero edge and not on the hilltop; a rail extension with a $2.2 billion gap; a bike path with no funding; a school map due in 2027. Risk: paying today for infrastructure that has no delivery date. Play: four checks for any Rincon Hill address, run before the offer deadline:
Two Rincon Hill condos were for sale on November 6, 2026, in the CRMLS feed on this page, asking $1,150,000 and $1,190,000; the live grid above updates as listings change.
The tallest building in Rincon Hill is One Rincon Hill’s south tower at 425 1st Street, 641 feet and completed in 2008, per SF YIMBY.
Condos. One Rincon Hill’s south tower holds 376 condominium units and the Assessor roll classes 425 1st Street as a condominium building, per SF YIMBY and DataSF. The rental towers nearby are Jasper at 45 Lansing Street inside the boundary and The Avery at the Folsom edge.
The East Cut is the San Francisco community benefit district, or CBD, that covers Rincon Hill and the Transbay blocks from the east side of 2nd Street to the Embarcadero and from Mission to Harrison. The East Cut formed in 2015 as the Greater Rincon Hill Community Benefit District and took its name from the 1869 Second Street Cut, per the East Cut CBD. The East Cut runs on a property assessment for a 15-year term and provides cleaning, safety and park maintenance.
No. Millennium Tower, at 301 Mission Street, sits north of Folsom Street, outside the Rincon Hill plan boundary, in the Transbay and East Cut blocks; its foundation fix is covered under the liquefaction section above.
It depends on the map. The San Francisco General Plan gives Rincon Hill its own area plan and boundary south of Folsom Street, while the Police Department’s Southern District takes in South of Market and the Embarcadero together, and the community benefit district that serves Rincon Hill was named the Greater Rincon Hill CBD at formation and is now the East Cut.
This is not a conversation about touring. It is about whether the number you plan to write is anchored to the building’s own price per foot or to the view from the window. On November 6, 2026, the feed held two Rincon Hill condos, at $1,094 and $1,217 per square foot; the building’s own closings, not two asks, set the number.
The best time to pull the building file is before the listing’s first weekend, not after the counter.
Book a buyer strategy consult and leave with a price band for the building you want, the tax and HOA read, and the four ground-and-timeline checks already run. Or call 310-409-7242.
Next move: send the address. We will pressure-test it.
Rincon Hill is one of 78 pages under the San Francisco hub.
Signup for email alerts when properties match your interest!
Lucky for you we’re looking out.
Subscribe to this Custom Search to be alerted when new properties hit the market in the area.
Choose the frequency that works for you.
