Location
The one attribute no capital can change — the specific site, its orientation, outlook, privacy and light, and how those qualities hold their worth from one generation of owners to the next.
San Francisco · Northern California
Extraordinary residential properties require extraordinary judgment.
For more than three decades, Troon Pacific has advised clients through the acquisition, development, redevelopment and sale of exceptional residential properties — with an emphasis on thoughtful analysis, discretion and long-term value.
Representing Buyers & Sellers · In Strict Confidence · Northern California
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A Different Practice
Not a brokerage in the conventional sense.
Troon Pacific is a private real estate advisory practice. We work with buyers, sellers, families, executives, institutions and investors making decisions about exceptional residential properties in Northern California — legacy estates, architecturally significant homes, properties with redevelopment or expansion potential, family compounds, view properties and investment-quality residential assets. Our work spans San Francisco's finest neighborhoods — from Pacific Heights and Russian Hill to Sea Cliff and St. Francis Wood — and reaches into Marin, the Peninsula and Wine Country.
The distinction matters. Traditional luxury agents sell houses. We help clients evaluate one of the largest financial decisions of their lives — drawing on decades spent acquiring land, entitling complex projects, managing architects and contractors, underwriting development risk, and personally overseeing construction. Above all, we bring a developer's vision: the ability to stand on a site and see, accurately, what it can become.
Brokerage is a capability we hold, and we exercise it fully — representing buyers and accepting a select number of listings each year. But advice comes first; the transaction follows the analysis, never the reverse.
And because much of our work concerns families and executives whose affairs are private, discretion is not a service feature. It is the condition under which everything else happens.
Our ApproachSometimes the most valuable advice we give a client is not to buy.The measure of an advisor is the transactions they counsel against
What We Evaluate
Four questions decide the value of any exceptional property.
01
02
Architecture & Entitlements
The significance and integrity of the design, and what the property is legally permitted to become — or never can. In San Francisco, the entitlement often matters more than the floor plan.
03
Construction Quality & Maintenance
What was built well, what was merely finished well, and what has quietly been deferred behind beautiful surfaces. Decades of personally overseeing construction change what we see in a walkthrough.
04
Redevelopment & Expansion Potential
Whether the land is worth more than the improvement upon it, and whether the zoning envelope, the lot, and the permitting path offer a realistic route to more.
Additional Services
Development Consulting
For clients who want this discipline à la carte — already holding a property, mid-project, or working with another broker — we offer development consulting engagements, structured to fit the situation.
Buyer Representation
Identifying extraordinary opportunities — on the market and quietly off it — and counseling candidly when a property should be passed over.
Seller Representation
A select number of listings each year — market-value analysis, positioning, confidential marketing, and access to buyers the MLS never reaches.
Developer Advisory
Remodel potential, additions, zoning and highest-and-best use — before a purchase, or for the property you already own.
Estate Evaluation
Hold, renovate, redevelop, sell or acquire — a disciplined framework for family decisions.
Investment Advisory
Residential property treated as the long-term asset it is.
Development Consulting
Development-grade analysis — before, during or after a purchase.
The Principal
Gregory R. Malin
Founder
Licensed in California real estate since 1988, Gregory Malin has spent his career on every side of residential real estate: as a developer, an owner, a court-appointed fiduciary, and an advisor to families and executives for whom discretion is assumed rather than requested.
Over more than two decades leading Troon Pacific's development practice, he entitled and built distinguished residences across San Francisco — work recognized under the USGBC's LEED for Homes program with seven LEED Platinum and one LEED Gold certifications, and a pioneer in building health: filtered air and water, biophilic design, natural light and materials, years before wellness entered the market's vocabulary. He continues to study and advance that discipline today through the firm's Urbane Wellness® practice. That experience shapes a simple conviction: the best real estate advice comes from someone who has carried the risk himself.
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