1645 Pacific, Nick Podell's 2014 building with the plaster seahorses: two one-bedrooms closed this year at $1,360 a foot, one in four days and one in 103

1645 Pacific sold its two smallest units of the year at opposite speeds. Two condominiums closed between January 1 and October 15, 2026, against two in the same window of 2025; $2,355,000 of volume against $4,675,000, because last year's pair included a $3,000,000 sale. The median sale is $1,177,500 and the median price per square foot is $1,360, against $1,398 last year, $1,232 when the developer sold eight units in 2014, $1,392 across five sales in 2021 and $2,189 on the two 2019 sales, the building's high.

#6C, a 642-square-foot one-bedroom on the top floor, closed at $980,000 on March 9 after four days, $1,526 a foot. #1D, a 1,151-square-foot one-bedroom on the ground floor, closed at $1,375,000 on June 18 after 103 days, $1,195 a foot. One of two went inside two weeks. No unit that closed in 2026 has a prior recorded sale on this site, so there is no paired-resale table; the building's dues run about $855 a month for a three-bedroom and cover a door person, with a shared landscaped roof terrace, mechanical-lift parking and central air (Redfin, #3E).

Nick Podell bought the site, a 1907 car garage, in 2007 and opened the six-story building in summer 2014 with Richard Beard Architects, keeping part of the garage's brick facade; the plaster seahorses, shells and garlands on the facade are by Ron Holthuysen's Scientific Art Studio, executed by Frey Plastering, and John King called the result goofy and heartfelt in the Chronicle; the 39 units sold out in three months at $1.1 million to $3.2 million (SF Chronicle; Grosvenor).

2026 so far, against the same window in 2025

Closings at 1645 Pacific 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 1645 Pacific since July 2014, by calendar year. 2026 runs through October 15, 2026. Days on market is available for MLS-listed sales from 2020 onward.

The building's highest median price per square foot in any year with five or more closings was $1,392 in 2021 (5 closings). 2026 year to date stands at $1,360.

By bedroom count, 2025 against 2026

Every closing in 2026

All 2 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.

Pacific, between Polk and Van Ness

The building fronts Pacific between Polk and Van Ness, with a plain 1990s five-story building to its east and three retail spaces in its base; Grosvenor lists the project at about 59,000 square feet and $73 million (SF Chronicle; Grosvenor). The Pickin' on Polk street fair closed this block of Pacific, Van Ness to Larkin, on April 25, 2026 (SFMTA). One block south, a cafe called Freedom Coffee, tied to staff of the tech entrepreneur Eoghan McCabe, leased 1850 Polk at Jackson in a former Pilates studio in August 2026, and half a block away at 2030 Polk a 53-unit, six-story building by RG Architecture has had permits on file since 2020 (SFist; SF YIMBY).

No AI office of any size is within walking distance; the office figures in the paragraphs below describe SoMa, two miles southeast.

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