170 Off Third: the median listing sold in 7 days this year, and three buyers from the 2007 opening resold for 12 to 73 percent more

170 Off Third had the sharpest per-foot move of any building in this batch. Eight condominiums closed at 170 King Street between January 1 and October 15, against seven in the same window of 2025, at a median of $1,148 a square foot against $949 — a 21 percent gain in a year. The building's best year on that basis was 2019 at $1,302, so this year sits 12 percent under it after sitting 27 percent under it last year.

The listings barely touched the market. Median days on market is seven, against 34 last year, and five of eight listed sales went into contract within a week: #1031 at $1,425,000 with zero days, #828 at $1,335,000, #1128 at $1,275,000 and #711 at $1,015,000 at seven days each. Two-bedrooms, six of the eight sales, went from a median of $924,500 and $900 a foot to $1,270,000 and $1,196.

Seven paired resales are on record, five of them up, and three go back to the building's first closings in February 2007. #828, bought then for $772,000, sold on July 7 for $1,335,000, up 72.9 percent. #1128, bought the same day for $912,536, sold for $1,275,000, up 39.7 percent. #722, bought for $833,500, sold for $930,000, up 11.6 percent. The two declines are 2017 purchases: #804 from $910,000 to $815,000 and #711 from $1,100,000 to $1,015,000. The low sale was #409, a 690-square-foot one-bedroom, at $590,000 after 101 days — the one listing in the building that did not move quickly.

2026 so far, against the same window in 2025

Closings at 170 Off Third 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 170 Off Third since February 2007, 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 $1,302 in 2019 (5 closings). 2026 year to date stands at $1,148.

By bedroom count, 2025 against 2026

Every closing in 2026

All 8 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.

5 of these resold above the prior price, 2 below.

King Street, across from the ballpark

170 Off Third faces King Street opposite Oracle Park, at the seam between South Beach and Mission Bay. Nvidia's 45,000 square feet at Mission Rock is across the channel; OpenAI's Third Street buildings are a ten-minute walk south (SF Standard; The Real Deal). Three of Q3 2026's six 100,000-square-foot-plus leases were on Brannan Street, two blocks north — Brex at 270 Brannan, Cognition at 333 Brannan, Airbnb at 850 Brannan (SF Examiner).

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