2040 Broadway, the 11-unit 1988 building next to the Hamlin School: a three-bedroom listed at $2,995,000 closed at $3,550,000 in seven days, 61 percent over its 2020 price

2040 Broadway's year ended ten days ago with a $555,000 overbid. Two condominiums closed between January 1 and October 15, 2026, in a building with no sale in 2023, 2024 or 2025; $5,250,000 of volume. The median sale is $2,625,000 and the median price per square foot is $1,542, against $1,860 on the $4,400,000 sale of 2022, the building's high, $1,084 in 2021 and $1,054 in 2020; no year in the record has held more than two closings.

#303, a 1,967-square-foot three-bedroom with Bay views and two fireplaces, was listed on September 21 at $2,995,000 and closed at $3,550,000 on October 5 after seven days, $1,805 a foot; it was bought in April 2020 for $2,200,000, up 61.4 percent, and it is the year's one paired resale (Redfin, #303). #102, a 1,330-square-foot two-bedroom, closed at $1,700,000 on May 21 with no days on market recorded, $1,278 a foot (Redfin, #102). Both went inside two weeks. Dues run $1,935 a month, against $894 in 2011, when #301, bought for $1,850,000 in 2004 and refinanced to $2,320,000 of debt, was short-sold at $1,763,200 (SocketSite).

The building dates from 1988, four stories and 11 residences with an elevator, which the listing calls European-inspired; the street index shows units 101 to 403 (Redfin, #303; Redfin street index).

2026 so far, against the same window in 2025

Closings at 2040 Broadway 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 2040 Broadway St since March 1998, 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 $1,542 a square foot.

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.

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.

Broadway, the 2000 block

The next block west holds the Hamlin School at 2120 Broadway, the K-8 girls' school founded in 1896 with about 440 students, and the block's east end is Broadway Towers at 1998 Broadway, the 1964 doorman building of 82 units where #805 asked $3,000,000 in August; the rest of the block is five-unit 2030 Broadway and the houses of 2035 to 2065 opposite (Wikipedia; MLSListings, 1998 Broadway #1201; Redfin street index). On Fillmore, two blocks west, the Historic Preservation Commission endorsed the Clay Theater's restoration on April 1, 2026, and Neil Mehta's group bought 2035 to 2047 Fillmore for about $8.6 million in August (New Fillmore; SF Standard).

No AI office of any size is within walking distance; the office figures in the paragraphs below describe SoMa, two and a half 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