2200 Pacific: two closings this year, and both sellers bought in 2009 and 2010 and doubled, in the 1962 pool-and-doorman building near Lafayette Park

2200 Pacific's two sales this year are a pair of sixteen-year holds. Two condominiums closed at 2200 Pacific Avenue between January 1 and October 15, 2026, against one in the same window of 2025; $2,880,000 of volume against $1,450,000. The median sale is $1,440,000 and the median price per square foot is $1,179, against $1,038 in 2020, the building's high in any year with five or more closings, and $1,283 for last year's four sales. The record on this site begins in February 1985.

#9D, a 1,520-square-foot two-bedroom, closed at $1,630,000 on April 20 without listing; it was bought in August 2009 for $815,000, so its owner doubled their money, up 100 percent, in just under 17 years. #1B, a 972-square-foot one-bedroom, closed at $1,250,000 on May 13 after 16 days, at $1,286 a foot; it was bought in March 2010 for $720,000, up 73.6 percent. Neither went inside two weeks.

The building dates from 1962, a doorman building with a rooftop deck and heated pool, two elevators, parking and storage, with electricity, water and refuse in the dues; #8E, a 1,323-square-foot one-bedroom with a den and a south terrace, was listed at $1,295,000 after a December 2025 sale (listing, #8E; Homefront, #8E).

2026 so far, against the same window in 2025

Closings at 2200 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 2200 Pacific since February 1985, 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 $1,038 in 2020 (5 closings). 2026 year to date stands at $1,179.

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.

2 of these resold above the prior price, 0 below.

Pacific Avenue, between Lafayette Park and Fillmore

The building sits on a level block of Pacific Avenue near Lafayette Park and the Fillmore Street shops, with the 24 and 10 buses a tenth of a mile away and the 22 Fillmore two-tenths; its own listings name Palmer's Tavern, La Méditerranée, Salt and Straw, the Clay Theatre and the Haas-Lilienthal House as the neighborhood (listing, #8E; Walk Score). On Fillmore, Miette opened at 2252 Fillmore across from the Clay in September 2025, the Blue Bottle at 2455 Fillmore closed for a remodel in August, and Neil Mehta's Upper Fillmore project, owner of seven buildings on the 2200 block, bought 2035-2047 Fillmore in August 2026 (What Now SF; Hoodline; SF Standard).

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

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