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2200 Sacramento, across from Lafayette Park: six closings this year at $1,570 a foot, including an 860-square-foot one-bedroom at $1,750,000
Every 2026 closing at the 1964 John Sardis tower on Sacramento at Laguna, against a record that runs back to 1975
Six closings at 2200 Sacramento Street through October 15, against four in the 2025 window; $9.1 million of volume against $6.0 million. Median sale $1,451,000; median $1,570 a square foot, up from $1,348 and 16 percent under the building's 2022 high of $1,858. Two January sales closed without ever listing, one of them at $2,035 a foot.
2200 Sacramento has the longest record in this series, back to October 1975, and this year sits near the top of it. Six condominiums closed between January 1 and October 15, 2026, against four in the same window of 2025; $9,057,000 of volume against $6,020,000. The median sale is $1,451,000 and the median price per square foot is $1,570, against $1,348 last year, a 16 percent gain, and 16 percent under the building's high of $1,858 in 2022.
The year opened with two sales that never listed. #702, a 1,253-square-foot two-bedroom, closed at $2,200,000 on January 18, and two days later #1305, an 860-square-foot one-bedroom, closed at $1,750,000, which is $2,035 a foot, the highest per-foot sale in the building's record. The four one-bedrooms this year went at a median of $1,298,500 and $1,570 a foot; the two two-bedrooms at $1,830,000 and $1,524.
The listed sales moved fast: a median of seven days to contract, and four of six inside two weeks. Three paired resales are on record. #205, bought in November 2014 for $805,000, sold on May 14 for $1,155,000, up 43.5 percent. #403, bought in October 2025 for $1,450,000, sold on April 23 for $1,460,000, up 0.7 percent in six months. #104, bought in November 2019 for $1,250,000, sold on May 13 for $1,050,000, down 16 percent; it is the low sale of the year, 846 square feet at $1,241 a foot.
The tower is 20 stories, designed by John Sardis and finished in 1964, a balconied slab on a tall base that the Chronicle's John King once called rude urbanism toward its landmarked neighbor and, in the same column, a 1960s vote of confidence in the city (SF Chronicle). It has a 24-hour doorman, a club room with bridge-to-bridge views and radiant heat; dues on a 1,040-square-foot unit run $1,082 a month (listing, #701).
2026 so far, against the same window in 2025
Closings at 2200 Sacramento 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.
| Measure | 2025 (same window) | 2026 year to date |
|---|---|---|
| Closings | 4 | 6 |
| Dollar volume | $6,020,000 | $9,057,000 |
| Median sale price | $1,522,500 | $1,451,000 |
| Median $/sq ft | $1,348 | $1,570 |
| Median days on market | 6 | 7 |
| Under 15 days (of MLS sales) | 3 of 4 | 4 of 6 |
Year by year
Every recorded closing at 2200 Sacramento since October 1975, by calendar year. 2026 runs through October 15, 2026. Days on market is available for MLS-listed sales from 2020 onward.
| Year | Closings | Median price | Median $/sq ft | Median days | High sale |
|---|---|---|---|---|---|
| 2016 | 5 | $1,244,000 | $1,212 | — | $1,500,000 |
| 2017 | 1 | $2,300,000 | $2,374 | — | $2,300,000 |
| 2018 | 2 | $1,400,000 | $1,575 | — | $1,550,000 |
| 2019 | 7 | $1,717,133 | $1,564 | — | $3,150,000 |
| 2020 | 2 | $1,550,000 | $1,492 | 16 | $1,600,000 |
| 2021 | 4 | $1,725,000 | $1,686 | 16 | $1,925,000 |
| 2022 | 8 | $1,700,000 | $1,858 | 8 | $3,200,000 |
| 2023 | 2 | $1,247,500 | $1,473 | 14 | $1,500,000 |
| 2024 | 3 | $3,200,000 | $1,775 | 42 | $3,350,000 |
| 2025 | 5 | $1,595,000 | $1,412 | 9 | $1,765,000 |
| 2026 | 6 | $1,451,000 | $1,570 | 7 | $2,200,000 |
The building's highest median price per square foot in any year with five or more closings was $1,858 in 2022 (8 closings). 2026 year to date stands at $1,570.
By bedroom count, 2025 against 2026
| Beds | 2025 closings | 2025 median | 2025 $/sq ft | 2026 closings | 2026 median | 2026 $/sq ft |
|---|---|---|---|---|---|---|
| 1 bed | 1 | $1,765,000 | $2,109 | 4 | $1,298,500 | $1,570 |
| 2 bed | 4 | $1,522,500 | $1,348 | 2 | $1,830,000 | $1,524 |
Every closing in 2026
All 6 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.
| Unit | Bd | Sq ft | Sold | $/sq ft | Days | Closed |
|---|---|---|---|---|---|---|
| 2200 Sacramento Street, #702 | 2 | 1,253 | $2,200,000 | $1,756 | 0 | Jan 18 |
| 2200 Sacramento Street, #1305 | 1 | 860 | $1,750,000 | $2,035 | 0 | Jan 20 |
| 2200 Sacramento Street, #403 | 2 | 1,130 | $1,460,000 | $1,292 | 2 | Apr 23 |
| 2200 Sacramento Street, #1104 | 1 | 828 | $1,442,000 | $1,742 | 12 | Apr 17 |
| 2200 Sacramento Street, #205 | 1 | 826 | $1,155,000 | $1,398 | 24 | May 14 |
| 2200 Sacramento Street, #104 | 1 | 846 | $1,050,000 | $1,241 | 22 | May 13 |
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.
| Unit | Prior sale | Prior price | 2026 sale | 2026 price | Change |
|---|---|---|---|---|---|
| 2200 Sacramento Street, #104 | Nov 2019 | $1,250,000 | May 2026 | $1,050,000 | -16.0% |
| 2200 Sacramento Street, #403 | Oct 2025 | $1,450,000 | Apr 2026 | $1,460,000 | +0.7% |
| 2200 Sacramento Street, #205 | Nov 2014 | $805,000 | May 2026 | $1,155,000 | +43.5% |
2 of these resold above the prior price, 1 below.
Sacramento and Laguna, facing Lafayette Park
The building fronts Lafayette Park across Sacramento Street, with a second address on Laguna, and the park is the view from most of its decks; Upper Fillmore's shops begin two blocks west and Alta Plaza Park is four blocks beyond (SF Chronicle; listing, #1702). The Fillmore Street strip changed hands in 2024 and 2025: Neil Mehta's Upper Fillmore Revitalization Project bought seven buildings on the 2200 block, added $50 million to its fund in April 2026, bought 2035-2047 Fillmore in August for about $8.6 million, and has two Michelin-chef restaurants and a renovated Clay Theatre in the pipeline (Wikipedia; SF Standard). Nordstrom Local opened at Fillmore and Pine on October 9, 2025 (New Fillmore).
No AI office of any size is within walking distance of Lafayette Park. The office-rent and lease figures in the paragraphs below describe SoMa and the Financial District, two miles east, and the public-offering calendar reaches this block only through the people who live on it.
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
- https://sfstandard.com/2026/04/07/i-leaderboard-san-francisco-office/
- https://www.sfexaminer.com/news/the-city/sfs-high-office-vacancy-rate-drops-again-as-ai-fueled-recovery-shows-legs/article_14d60cc1-a6dc-4228-9a44-b5b8c4d36b8c.html
- https://finance.yahoo.com/markets/stocks/articles/bay-area-condo-values-still-120000717.html
- https://techcrunch.com/2026/06/01/anthropic-files-to-go-public/
- https://sfstandard.com/pacific-standard-time/2026/10/14/pst-anthropic-openai-ipos-sf-wealth/
- https://www.bisnow.com/news/san-francisco/office/ai-surge-driving-sf-office-market-leasing-to-strong-totals-in-decades
- https://preview-prod.w.sfchronicle.com/bayarea/article/After-50-years-stark-modern-tower-settles-in-5536570.php
- https://corcoran.com/listing/for-sale/2200-sacramento-701-san-francisco-ca-94115/87534393/regionId/100
- https://origin-redesign.corcoran.com/listing/sold/2200-sacramento-1702-san-francisco-ca-94115/85378840/regionId/100
- https://en.wikipedia.org/wiki/Upper_Fillmore_Revitalization_Project
- https://sfstandard.com/2026/08/14/neil-mehta-upper-fillmore-building-purchase/
- https://newfillmore.com/2025/10/04/and-just-like-that-fillmore-changes/
- 2200 Sacramento · 2200 Sacramento St · Pacific Heights
Tim McMullen, CA DRE #02016832. Real estate services provided by Tim McMullen, Broker, CA DRE #02016832. Figures are from recorded sales; nothing here is an opinion of the value of any home.