Seller Pricing Brief

3740 3rd Ave #A3

Hillcrest · San Diego, California 92103

The most recent sale in your building, the closest sales and active listing nearby, and where we suggest pricing. Prepared for Sapna and Alex. Updated 2026-09-30.

Aerial view of 3740 3rd Ave in Hillcrest

01 · Quick Take

Four things behind the price

Your building

#A4 sold for $1.2M, after a $95K cut

Your neighbor listed at $1,295,000 on 9/12/25 and closed at $1,200,000 on 11/25/25. That’s 92.7% of asking after 74 days. It had new floors and paint, plus an ocean-view terrace.

Market shift

Buyers have gotten pickier since last winter

Atlas #614 sold at 99.3% of asking last December, but Atlas #314 took 215 days and a $96,000 cut to sell for $999,000 in October. Now #603 has been listed 55 days and has already cut $50,000.

Your advantage

An HOA about a quarter of Atlas’s

#A4’s HOA is $312 a month. At Atlas it’s $1,091–$1,139. That’s about $780 a month buyers keep, and we’ll lead the marketing with it.

Seller credits

None on any of the three sales

#A4 and #614 are marked no concessions, and #314 closed all cash with no concession listed. We won’t offer credits up front and will keep them as a negotiating tool.

02 · Recent Sales

How $1.05M–$1.1M compares

The three closest two-bedroom sales: the last sale in your building and two Atlas sales, a quarter mile away. We’re pricing $100,000–$150,000 under #A4 because the market has softened since it sold.

Address	Closed	List	Sold	% of orig. list	Sq ft	$/sq ft	Days	HOA	Credits
3740 3rd #A3	Suggested	$1,050,000–$1,100,000	—	—	—	—	—	$312*	—
3740 3rd #A4	11/25/25	$1,295,000	$1,200,000	92.7%	1,667	$720	74	$312	None
3650 5th #314	10/8/25	$1,095,000	$999,000	91.2%	1,771	$564	215	$1,091	None listed
3650 5th #614	12/22/25	$1,225,000	$1,216,500	99.3%	1,771	$687	41	$1,091	None

3740 3rd #A4 · your building. 2016 townhome, 2 bedrooms plus an office, 3 baths, 2-car garage. New flooring and paint, fireplace, walk-in pantry, private terrace with ocean and city views.
3650 5th #614 · Atlas. 2009 condo, top-floor northwest corner, 2 bed / 2 bath, two balconies, upgraded kitchen, two side-by-side parking spaces. Pool, spa, and gym in the building.
3650 5th #314 · Atlas. 2009 condo, 2 bed / 2 bath, 1,771 sq ft with one of Hillcrest’s largest private terraces (about 500 sq ft) and city views. Listed at $1,095,000, cut to $999,000, and sold for cash after 215 days. Vacant and restaged during the listing.
*HOA shown for #A3 is #A4’s, from the same building. We’ll confirm your exact dues.

03 · Competition

What buyers can choose today

The closest active listing, about a quarter mile away. It isn’t a pricing comp. It’s what buyers will compare you against when we go live.

Address	Status	Asking	Original	Sq ft	$/sq ft	Days	HOA
3650 5th #603	Active	$1,325,000	$1,375,000	1,771	$748	55	$1,139

8/6/26Listed at $1,375,000. Top-floor southwest corner at Atlas with bay and downtown views, 2 bed / 2 bath, two balconies.
9/4/26Cut to $1,325,000 (−$50,000).
9/30/26Still active at 55 days. At our range, #A3 comes in $225,000–$275,000 under it with an HOA about $825 a month lower.