1405 Greenwich: three closings this year in a six-unit 1924 building, two at $1,598 a foot inside two weeks and one at $676 a foot after 594 days

1405 Greenwich is six units in a 1924 building, and this year half of them changed hands at prices that have nothing in common with each other. Three condominiums closed between January 1 and October 15, 2026, on $3,805,000 of volume; the record on this site holds eight sales in total, beginning in 2020. The median sale is $1,410,000 and the median price per square foot is $1,473.

#6, 998 square feet, closed at $1,720,000 on October 5 after seven days, and #1, 957 square feet, at $1,410,000 on October 13 after twelve; the two-bedrooms went at $1,598 a foot. #3, the same 998 square feet as #6, closed at $675,000 on August 2 after 594 days on the market, $676 a foot; its listing, at $745,400, described it as the last of the six units available and disclosed a lis pendens lawsuit decided for the seller at trial with an appeal pending, with the unit occupied (listing, #3).

The record's one paired resale is #6, recorded at $450,000 in September 2020 and sold this October for $1,720,000, a gain of 282 percent on paper; the four transfers recorded in 2020 and 2021 ran between $450,000 and $600,000, and the two since, in 2024 and 2026, between $1,140,000 and $1,720,000. The record does not say what the 2020 and 2021 transfers were, and this report does not guess. Dues on #3 were listed at $295 a month with a one-car garage (listing, #3).

2026 so far, against the same window in 2025

Closings at 1405 Greenwich St between January 1 and October 15, 2026, set against January 1 to October 15, 2025. Days on market is median days from listing to contract on MLS-listed sales; "under 15 days" counts how many of those went into contract inside two weeks.

Year by year

Every recorded closing at 1405 Greenwich St since August 2020, by calendar year. 2026 runs through October 15, 2026. Days on market is available for MLS-listed sales from 2020 onward.

No year in the building's record holds five or more closings. 2026 year to date stands at $1,473 a square foot.

By bedroom count, 2025 against 2026

Every closing in 2026

All 3 closings through October 15, 2026, highest price first. Square footage and days on market are as recorded on the MLS; county-recorded transfers that never listed show no days.

Paired resales

Units that closed in 2026 and had a prior recorded sale in the same building. The change is gross, before any improvements, fees or carrying costs.

1 of these resold above the prior price, 0 below.

Greenwich Street, at the Polk end of Russian Hill

The 1400 block of Greenwich runs between Van Ness and Polk; the Redstone at 1450 Greenwich, Henry Clay Smith's 1928 Mediterranean Revival building, shares it, and a 960-square-foot one-bedroom there closed at $1,460,000 in 2025 with dues of $1,583 a month (listing, 1450 Greenwich #504). Polk Street's storefronts turned over in 2025 and 2026: Lord Stanley at 2065 Polk closed in March 2025, with the Jupiter Room under construction in its place for a fall 2026 opening; the Peet's at 2193 Polk closed and Bageletto was announced for the space in April 2026; MIXT opened at Polk and Green (SF Standard; Warrin).

No AI office of any size is within walking distance; the nearest is the Jackson Square cluster a mile east, where LoveFrom and, through io, OpenAI hold space (The Real Deal).

The timetable that every South of Market building now sits inside is the public-offering calendar. Anthropic filed a confidential draft registration with the SEC on June 1, 2026, a week after a funding round that set its valuation at $965 billion (TechCrunch). As of this week the Standard reports the Anthropic listing has been pushed to November, after the midterms, that OpenAI's has moved to 2027, and that Anthropic is weighing a lockup longer than the usual six months (SF Standard). The same piece carries a Redfin estimate that current and former OpenAI and Anthropic employees could in theory buy close to a third of the metro area's homes with their proceeds, and the counter-argument from UC Berkeley's Enrico Moretti and the Bay Area Council's Jeff Bellisario that the money is concentrated in fewer hands than past booms and that these firms create fewer jobs per dollar because so much goes to data centers rather than headcount. The record in this report ends on October 15. None of it reflects a single share that has been sold.

Two citywide facts frame every building figure here. First, the office recovery is lopsided: CBRE put Q3 2026 vacancy at 27.7 percent citywide, down 6.6 points in a year, but Avison Young splits that into roughly 12 percent for Class A and north of 31 percent for Class B, and a Presidio Bay executive told Bisnow the headline number is misleading for that reason (Bisnow). Second, the condo market is still digging out: the Chronicle's May analysis found that only eight Bay Area ZIP codes showed inflation-adjusted condo gains over the year, all of them in San Francisco, and that Noe Valley's typical condo remained close to $400,000 below its 2019 level in real terms (SF Chronicle).

How this was counted

Two records feed this review. The MLS layer is one row per listing and carries days on market and square footage. The county layer reaches back further and catches transfers that never listed, but records the same closing once per data source, so the two were merged on unit, date and price and each closing kept once. Below-market-rate units and transfers under $300,000 are listed but excluded from every median. "Same window" means January 1 to October 15 of each year. Nothing here is a valuation of any unit, and nothing here is advice.

Tim McMullen · CA DRE #02016832
[email protected] · (415) 691-9272