2100 Green, the 1927 cooperative at Green and Webster: the penthouse resold this year at $5,320,000, 2.3 percent over its 2024 price, in a building where every sale comes through the recorder

2100 Green is a cooperative, so its sales are board-approved and off the MLS, and this year the penthouse changed hands for the second time in 25 months. Two units transferred between January 1 and October 15, 2026, against two in the same window of 2025; $7,320,000 of volume against $5,775,000. The median sale is $3,660,000 and the median price per square foot is $1,390, against $1,556 last year and $1,635 in 2024, when three units transferred including the penthouse's first sale; the record on this site runs to 1993 and has never held four sales in a year.

#800, the 3,122-square-foot penthouse with Golden Gate and Bay views, transferred at $5,320,000 on May 14, $1,704 a foot; it had sold in April 2024 for $5,200,000, up 2.3 percent, and it is the year's one paired resale; its dues run $2,630 a month (Redfin, #800). #206, a 1,858-square-foot two-bedroom, transferred at $2,000,000 on February 26, $1,076 a foot. Both come from the recorder with no listing, so there are no days-on-market figures. The 2025 sale in the record is #706, a 1,866-square-foot northwest corner unit, at $3,675,000 in September with dues of $2,300 (Redfin, #706).

The building is a seven-story 1927 corner block with a Mediterranean lobby with stained glass, elevators, a resident manager, parking and storage, organized as a 21-unit stock cooperative with board approval and an interview required of buyers; the building record on this site gives 2005 as the year, and the listing records give 1927 or 1928 (Redfin, #502).

2026 so far, against the same window in 2025

Closings at 2100 Green 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 2100 Green since December 1993, 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 $1,390 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.

Green and Webster

The building holds the corner of Green and Webster in Cow Hollow, two blocks up from Union Street, with Sherman Elementary and Marina Middle each 0.4 miles away (Redfin, #502; SFUSD). On Union, the Mission burrito shop Breakfast Little announced in April 2026 that it is taking the former Gamine space at 2223 Union (Hoodline). Six blocks east at 2315 Van Ness, a 2003 eight-unit building, the same floor plan sold at $1,100,000 in July and $1,095,000 in October, and the top-floor unit has been listed at $1,350,000 since June (Redfin, 2315 Van Ness #7).

No AI office of any size is within walking distance; the office figures in the paragraphs below describe SoMa, three 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