CFAH

Built on a quarter-acre, triple-wide-plus view lot that was purchased for $14 million in February of 2016, the newly constructed, 12,200-square-foot Cow Hollow mansion at 2582 Filbert Street, “Residence 2582,” hit the market priced at $46 million this past June.

In addition to panoramic views, particularly from its roof deck, the three-level, six-bedroom, pre-certified LEED Platinum home, which was designed by Geddes Ulinskas Architects and built for Troon Pacific, is outfitted with “leading-edge health initiatives” (“like air and water filtration” systems), “world-class lifestyle amenities” (like a rare, for San Francisco, 72-foot lap pool), and a three-car garage.

And the sale of 2582 Filbert Street closed escrow on December 30, 2021, with a contract price of $32 million, which was $14 million “under asking” and original expectations but still $2,623 per square foot and by far the most expensive Cow Hollow home sale to date, at least in the absolute.

Comments from Plugged-In Readers

  1. Posted by MyOddCommentHandle

    Before the “whoevers” chime in, I’ll say that’s a very well done modern, and I’d be quite pleased to own it.

  2. Posted by Dixon Hill

    Science lab with a view.

  3. Posted by Frozentoast

    Beautiful house! It could be a bit higher up in elevation though so the view clears the front buildings more. The new owner will helping the SF budget at a rate of 31.5k per month in property taxes!

    • Posted by Panhandle Pro

      Regarding property tax, thank you. Not enough people integrate this into their opinion on mansions in SF.

    • Posted by Neighborhood Character

      While true that they’ll be contributing significantly to SF’s budget, most of the property taxes head to the state’s coffers.

    • Posted by What's My Line?

      The buyer appears to be a technology-focused attorney [at Orrick].

  4. Posted by Panhandle Pro

    Great to see a pool. Heated pools are not *that* expensive to run. I’m surprised more don’t build them.

    • Posted by The Milkshake of Despair

      … especially if this lap pool is used as intended for fitness. Athletes generally prefer to work out in cool water.

      • Posted by socal

        55 degree Average temperature in SF does not interpret to “cool” outdoor pool water… it’s hypothermia water.

        • Posted by thattechguy

          I swim in an outdoor pool 3 days a week. I’ve also swam in pools that are unheated. It’s not hypothermia – but of course it’s cold. You should look up all the swimming groups that swim in the bay. Get your facts right.

          • Posted by Notcom

            hy·per·bo·le
            /hīˈpərbəlē/
            noun
            exaggerated statements or claims not meant to be taken literally.

      • Posted by sockettome

        It will be cool alright. It’s on the northside of the lot with a three-story house blocking the sun. Not the best site planning.

    • Posted by comment

      Because in-ground swimming pool will crack in minor earthequake. Live and learn. Buyer from outside bay area?

      • Posted by shza

        There are tons of in-ground swimming pools in earthquake-risk zones all across the LA area. There are even plenty in the East Bay and the Peninsula. The lack of them in SF is 100% a temperature issue.

      • Posted by WiseGuy

        Yeah. All those tens and hundreds of thousands of in-ground pools in SoCal are surely constantly cracked in minor earthquakes.

    • Posted by Freeloader

      I see solar panels. I wonder if it is gas or electric heated. Could be “free” to heat

  5. Posted by Never In Doubt

    Lived at Filbert & Scott for almost 20 years, and watched that lot through the entire process of stops and starts over what seemed like that entire time. Great looking place, but there was obviously a lot of hassle to get it built.

  6. Posted by Anon

    Are these indoor/outdoor open concept houses practical in SF? Are these people going to be wearing jackets all the time or are they going to be blasting the heaters.

    • Posted by Never In Doubt

      All those window walls will stay closed almost all the time, but be ready to slide open for entertaining, when the propane heaters will be blazing, and the local guests will be well jacketed.

    • Posted by Chris

      People will have the windows open when it is pleasant, and close the sliding doors when it is chilly. Yes, we all know SF is not like Cyprus in summer, but the city generally has mild weather. And, there are many lovely days when the weather is pleasant during the daytime.

      Someone paid $32 million for the place, so they are fine with the home’s design. They will…gasp..use their brain and adapt to the weather day to day, and manage ti stay warm, as necessary.

      • Posted by SFRealist

        From the tone of some of these comments, you would think that San Francisco was located next to Winnipeg. San Francisco weather is almost always so pleasant, I wonder if these people really live here.

        • Posted by Never In Doubt

          I’ve lived here 26 years, as noted above most of that time down the block from this house. How many evenings do you spend outside without a heat lamp every year? 10? 20?

          Unless the new owners are retirees or Zoom workers (very possible!) nobody’s at home during the day except on weekends.

          • Posted by SFRealist

            These days plenty of people work from home, you know. And on weekends they can have people over. I know I would show up if invited.

            What’s the problem?

          • Posted by jack

            Chuckling while picturing a person capable of affording a $32M house, yet is still “working” in the 9-5 not-home-during-the-day sense

          • Posted by SFRealist

            Some people like what they do. How many $32M houses do you think Tim Cook could afford?

      • Posted by Anon

        OK, You open the house up and then it gets cold. you turn the heater on. Your house is 12,000 SQ FEET. It seems like BIG waste of resources. OF course if you have MONEY you can do whatever you want.

        • Posted by Fishchum

          I’m pretty sure you can just heat the part of the home you’re actually in – in this case, it would be whatever room is adjacent to the outdoor area. Or, you could just close the doors again.

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