Home Buying in San Francisco>Question Details

Debating Bet…, Home Buyer in

Pac Heights or Noe Valley? What are your thoughts?

Asked by Debating Between Neighborhoods, Sun Mar 30, 2008

Help the community by answering this question:


Noe Valley is one of the most expensive neighborhoods in the city, yet if you would ONLY consider a Single Family Home (not a Condo), it's significantly more affordable than Pac Heights. Condos are similarly priced between the two neighborhoods, but you pretty much start at $2 million for a decent Single Family in Pac heights whereas that will buy a lot of house in Noe. If you buy a $3 million home in Noe you'll have one of the nicest homes in the area, but in Pac Heights you won't even be noticed against the $5 to $10 to $60 million neighbors.

The proximity question is probably the next most important.... do you want to be closer to water and GG Bridge views, or closer to a South Bay commute? Noe does also feel like a "small" town compared to Pacific Heights, and while they both have a lot of baby strollers, I'd call Noe a "young couple" neighborhood more so than Pacific Heights largely due to the price difference in Single Family homes in the two neighborhoods.
Web Reference: http://www.SFisHome.com
0 votes Thank Flag Link Mon Apr 14, 2008
If you are "debating between" Noe and Pac Heights take some time and go to both on evenings and weekends. See who you see and how they live in thier public places. Walk the streets, go to the dog areas. I believe you will see a difference as clearly as you would from Hayes Street to Cole Valley or Forest Hill and St Francis Wood. Basically the same but with different attitudes. God I love this city.
Web Reference: http://www.jedlane.com
0 votes Thank Flag Link Sun Mar 30, 2008
Jed Lane; Fog…, Real Estate Pro in San Francisco, CA
Dear Debating,

Pacific Heights is a more sophisticated area. Besides Fillmore Street, shopping/restaurant areas normally included in "Pacific Heights" are actually in other areas - Union Street (Cow Hollow), Chestnut Street (Marina), Laurel Village (border of Presidio Heights & Laurel Heights). There are high rise condo and apartment buildings with doormen/security. Homes are often larger and usually more expensive.

Noe Valley is a more "laid-back" area. The main shopping/restaurant area is on 24th Street. (But Noe Valley is an easy drive to West Portal and Stonestown for more shops/restaurants.) There are homes and condos and apartments -- but no high rises or doorman complexes. Over the years, Noe Valley has been gentrified and become a very popular place to live. Prices have risen to meet the demands.

Both areas experience sun as well as fog. Pacific Heights on the whole is probably foggier. Parking is tough in both areas unless you buy a place with a garage (something I highly recommend.)

Both Pacific Heights and Noe Valley are popular places to live. It is easier to commute to the South Bay from Noe Valley. But both have easy access to Downtown and The Financial District.

I hope this is helpful. Please contact me if you would like more information.

0 votes Thank Flag Link Sun Mar 30, 2008
Noe Valley if you are looking for a walking and shopping and living neighborhood. Like a small town with terrific retail and weather and architecture. Can You tell that I favor this kind of neighborhood? Pac Heights is lovely, more fog, more hills and higher income residents. Great estates and architecture. All the best, Liz
0 votes Thank Flag Link Sun Mar 30, 2008
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