2040 Laguna, the 12-unit 1981 building across Sacramento from Lafayette Park: one closing this year, a three-bedroom listed at $1,995,000 and sold at $1,825,000, up 19.7 percent on its 2014 price

2040 Laguna's one sale this year closed yesterday, the building's first since 2020, under its list and well over its 2014 price. One condominium closed between January 1 and October 15, 2026, on $1,825,000 of volume; nothing closed in 2021 through 2025. The price per square foot is $1,083, against $1,364 on the 2019 sale, $1,491 on the 2018 sale, the building's high, $1,206 across two sales in 2017 and $1,271 in 2016; no year in the record holds more than two closings.

#201, a 1,685-square-foot single-level three-bedroom with two fireplaces, a new kitchen, in-unit laundry and a deeded garage space, was listed on September 3 at $1,995,000 and closed at $1,825,000 on October 14, 34 days from listing to contract and 8.5 percent under the ask; its dues run $1,181 a month; it was bought in June 2014 for $1,525,000, up 19.7 percent, and it is the year's one paired resale; the listing record carries the unit back to $385,000 in 1995 (Redfin).

The building dates from 1981, four floors of three units with an elevator, new windows, siding and paint, a shared rear patio and deeded garage parking, on the east side of Laguna immediately south of Sacramento (Redfin; Redfin street index).

2026 so far, against the same window in 2025

Closings at 2040 Laguna 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 Laguna St since June 2004, 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 $1,083 a square foot.

By bedroom count, 2025 against 2026

Every closing in 2026

All 1 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.

Laguna and Sacramento, at Lafayette Park

Lafayette Park's southwest corner is across Sacramento, Pacific Heights Towers at 2200 Sacramento holds the park side of the corner, and across Laguna stands H.C. Baumann's 1928 building at 2201 Sacramento, where a corner two-bedroom went 30 percent over its list in May to $1,938,000 (NoeHill; Corcoran, 2200 Sacramento; Redfin, 2201 Sacramento #202). Three blocks west on Fillmore, Neil Mehta's group bought 2035 to 2047 Fillmore in August 2026, chef Pim Techamuanvivit is planning a restaurant at 2222 Fillmore, and the Clay Theater's restoration was endorsed on April 1 (SF Standard; New Fillmore, Aug 2026; New Fillmore, Apr 2026).

No AI office of any size is in Pacific Heights; 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