656 Funston Ave Sold Off-Market: How Strategic Prep and Pre-Market Exposure Drove a $1.5M Sale (Behind the Sale)
Some sales tell a bigger story than just the final price. Our recent off-market sale of 656 Funston Avenue in San Francisco’s Inner Richmond District is a perfect example of how preparation, positioning, and the right pre-market strategy can produce an exceptional result, before ever hitting the MLS.
Quick Answer
Quick Answer: 656 Funston Ave sold off-market in February 2026 for $1,500,000—$105,000 over the intended asking price—after six weeks of strategic preparation and targeted pre-market exposure. By updating HOA documents, completing key repairs, staging the home, and leveraging Compass Private Exclusive and Top Agent Network, we secured a strong buyer just days before the property was scheduled to launch publicly.
Key Takeaways
- Off-market exposure can produce premium results when executed correctly
- Preparation and documentation matter, especially in small HOAs
- Staging and presentation drive buyer confidence
- Pre-market showings can create urgency without public days on market
- The right buyer doesn’t always come from the MLS
Property Overview: 656 Funston Avenue
- Location: Inner Richmond District, San Francisco
- Property Type: Top-floor condo in a classic 2-unit building
- Bedrooms/Bathrooms: 3BD / 2BA
- Size: 1,621 ± sq ft
- Final Sale Price: $1,500,000
- Sale Type: Off-market (pre-MLS)
656 Funston Ave, staged and sold by Team McGinnis Realtors
THE STRATEGY: WHY WE DIDN’T RUSH TO THE MLS
Rather than listing immediately, we advised our long-time client to focus on preparation first.
1. Six Weeks of Strategic Preparation
We spent six weeks helping the seller:
- Prepare the home visually and functionally
- Stage the property as part of our service
- Update and organize 2-unit HOA documents, a key concern for condo buyers
In smaller HOAs, unclear documentation can stall or derail a sale. Addressing this upfront removed friction and increased buyer confidence.
We had the interior painted, including the kitchen cabinetry. This dramatically updated the home as you can see from the before/after photos below.
2. Targeted Pre-Market Exposure
Once the home was fully ready, we introduced it quietly to the market using:
- Compass Private Exclusive
- Top Agent Network
This allowed us to:
- Share the property with qualified, motivated buyers
- Gather feedback without accumulating public days on market
- Create urgency through limited, controlled showings
One of these pre-market showings resulted in an offer our seller couldn’t pass up.
The kitchen cabinets and walls were painted, dramatically updating the space.
THE RESULT: AN OFFER WORTH SAYING YES TO
- $105,000 over the intended asking price
- $1.5M sale price
- Accepted days before the planned MLS launch
This outcome highlights an important point: the strongest buyer sometimes appears before the broader market ever sees the listing.
WHY BUYERS LOVED THIS HOME
A Light-Filled Inner Richmond Penthouse
Prime location on the top floor of a classic 2-unit building, 656 Funston Avenue offers timeless San Francisco charm with thoughtful modern upgrades.
Interior highlights include:
- Freshly painted interior
- Oak hardwood floors throughout main living areas
- Period crown molding
- Living room fireplace with marble surround
- A striking wall of 12 windows providing exceptional natural light
Kitchen & Layout
- Cheerful eat-in kitchen with skylight
- Professionally painted cabinetry
- Mosaic tile backsplash
- Gas range and built-in microwave
- Stainless French-door refrigerator
- Large pass-through to the dining room—ideal for entertaining
Bedrooms, Baths & Extras
- Spacious primary suite with walk-in closet (fits a king bed)
- Updated bathrooms with tile flooring
- In-unit laundry
- Shared 2-car garage with one deeded space
- Deeded storage unit
- Back staircase from kitchen to garage and backyard
Outdoor Space & Location
- Expansive shared, terraced backyard
- Two patios and artificial lawn
- Abundant street parking
- Just two blocks to Golden Gate Park, the de Young Museum, Japanese Tea Garden, and California Academy of Sciences
- Close to shops, restaurants, and cafés along Geary and Balboa
- Easy access to multiple transit options
Walk-Through Showcase Video
WHEN OFF-MARKET SALES MAKE SENSE
Off-market strategies aren’t right for every home, but they can be powerful when:
- The property is well-prepared and inspections are completed
- The goal is privacy or controlled exposure
- There is strong buyer demand for the location and property type
- Sellers want to avoid testing price publicly
In this case, pre-market exposure delivered certainty, speed, and a premium result.
FAQ
Can off-market homes sell for top dollar?
Yes—when preparation, pricing, and exposure are done correctly. We use Compass Private Exclusive and Top Agent Network to reach the best agents and their qualified buyers.
Why are HOA documents so important for condos?
Clear, updated documents reduce buyer risk and increase confidence. Buyers want to know what to expect when it comes to repairs and dues.
Is staging really worth it?
Staging improves buyer perception and often strengthens offers. We offer it as part of our service.
Should every seller consider selling off-market?
Our strategy is to begin marketing homes before they are launched publicly, in order to test demand and increase exposure. Sometimes this leads to an off-market offer and sale (like it did for 656 Funston Avenue); but the vast majority of homes in the Bay Area sell after they are posted publicly to the MLS (Multiple Listing Service).
Ultimately, our strategy is tailored to the property and the seller’s goals.
Next Steps
If you’re considering selling a condo or home in San Francisco or Marin County and wondering whether an off-market strategy could work for you, the right answer depends on your property, timing, and goals.
We’re always happy to walk through the options and build a plan that puts you in the strongest possible position.
➡️ Contact Team McGinnis to discuss your home sale strategy
Written by Kevin and Erin McGinnis, Marin County & San Francisco Realtors
Team McGinnis | Compass
Specializing in strategic preparation, off-market sales, and negotiation