The San Francisco Price Ladder: 2492 Sales at $2M and Up in 12 Months

San Francisco’s luxury market is measured here by a single line: every home that closed at $2M or more over the last 12 months. The count is 2,492 sales worth $9.1B, a year defined by volume at the entry point and rarity at the summit. The ladder below breaks that year into rungs, showing how quickly the market thins as prices climb, and naming the agents who work the highest steps.  ## The ladder  $2M and up: 2492 sales, $5M and up: 334 sales and $10M and up: 55 sales. The structure of the year is a pyramid. The base is wide, with 2,492 sales at $2M and up, but the middle rung of $5M and up holds only 334 sales. The top rung, $10M and up, contains just 55 closings. For a seller, this means that while there are many homes near $2M, there are far fewer competitors once the price crosses $5M, and even fewer above $10M. Buyers looking at the top end are shopping in a much smaller selection. ## Who closes at $10M and up  1. **Gullixson Team** — 13 sales at $10M and up, top sale $33,250,000 2. **Neal Ward** — 10 sales at $10M and up, top sale $27,850,000 3. **Steve Mavromihalis** — 4 sales at $10M and up, top sale $16,921,000 4. **Ted Bartlett** — 3 sales at $10M and up, top sale $24,000,000 5. **Isabelle Grotte** — 3 sales at $10M and up, top sale $12,700,000 Fifty agents closed homes at $10M and up, but the list is short. The Gullixson Team’s 13 sales and $33,250,000 top sale set them apart, followed by Neal Ward’s 10 sales and $27,850,000 top. Steve Mavromihalis, Ted Bartlett and Isabelle Grotte also appear in the top five. This concentration suggests that while many agents can sell a luxury home, only a few have the consistent record at the very top of the market. ## The biggest sales of the year  Readers should use this data to calibrate expectations. The volume at $2M is high, but it drops off steeply at $5M and again at $10M. When reviewing the agents on the directory, look for those with sales in your specific price range, not just the overall total. The directory pages provide listings, contact details and open houses, offering a direct path from the market data to the agents who are currently selling in these bands. *Source: the Compass transaction histories of every Compass agent in the San Francisco area, as recorded on September 15, 2026; closed sales over the 12 months to August 2026. One sale is one listing.*