2295 Vallejo: three closings this year at $1,679 a foot, all inside two weeks, with a 1,200-square-foot two-bedroom at $2,450,000

2295 Vallejo is a small 1975 building that sells three units a year, and this year's three went faster and higher than last year's. Three condominiums closed between January 1 and October 15, 2026, against three in the same window of 2025; $4,515,000 of volume against $3,815,000. The median sale is $1,100,000 and the median price per square foot is $1,679, against $1,614 last year and $1,410 in 2024; the building has never had five closings in a year, so there is no peak year, and 2026 is the highest annual figure in its short record.

All three went into contract inside two weeks, with a median of nine days. The high sale is #409, a 1,200-square-foot two-bedroom at $2,450,000 on February 17, after seven days, which is $2,042 a foot. #408, a 655-square-foot one-bedroom, closed at $1,100,000 on March 18 after nine days. The low is #312, 790 square feet at $965,000, after 13 days. No unit that closed in 2026 has a prior recorded sale on this site, so there is no paired-resale table.

The building dates from 1975, with a glass-walled elevator, a roof deck, an exercise room with a sauna and only three apartments on the top floor; a 775-square-foot one-bedroom, #302, sold for $1,125,000 in 2025 after 759 days on the market, with dues of $746 a month, and the penthouse #PH1, 915 square feet with its original kitchen, was listed at $1,395,000 (MLSListings; listing, #PH1; Warrin).

2026 so far, against the same window in 2025

Closings at 2295 Vallejo 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 2295 Vallejo St since November 2020, 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 $1,679 a square foot.

By bedroom count, 2025 against 2026

Every closing in 2026

All 3 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.

Vallejo Street, above Union and Fillmore

The building sits on the Pacific Heights slope between the Union Street and Fillmore Street shops, with Golden Gate views from the upper floors; the San Francisco Public Montessori school is 0.16 miles away, Marina Middle School half a mile, and the Octagon House and Allyne Park are at Union and Gough (MLSListings; listing, #PH1). Down the hill on Fillmore, Neil Mehta's Upper Fillmore Revitalization Project bought seven buildings on the 2200 block in 2024 and added $50 million to its fund in April 2026, Miette moved from Hayes Valley to 2252 Fillmore in September 2025, and the Blue Bottle at 2455 Fillmore closed for a remodel in August (Wikipedia; What Now SF; Hoodline).

No AI office of any size is within walking distance of this block; 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