2315 Van Ness, the eight-unit 2003 building near Union: the same two-bedroom plan closed twice this year, at $1,100,000 and $1,095,000, while the top-floor unit has sat at $1,350,000 since June

2315 Van Ness has three sales in its record on this site, and two of them are this year's. Two condominiums closed between January 1 and October 15, 2026, against one in the same window of 2025; $2,195,000 of volume against $1,350,000. The median sale is $1,097,500 and the median price per square foot is $1,117, against $1,378 on the one 2025 sale.

#1, a 980-square-foot two-bedroom with a private patio, was listed at $995,000 and closed at $1,100,000 on July 21 after 62 days, $1,122 a foot (Redfin, #1). #3, a 985-square-foot two-bedroom, closed at $1,095,000 on October 8 after 48 days, $1,112 a foot. The median listed sale took 55 days to contract, and neither went inside two weeks. No unit that closed in 2026 has a prior recorded sale on this site, so there is no paired-resale table. The third unit on the market this year is #7, the top-floor version of the same 980-square-foot plan with a private roof deck and a Golden Gate Bridge view, listed at $1,350,000 on June 18, still active after more than 115 days with an open house set for October 18; dues run $792 a month (Redfin, #7).

The building dates from 2003, eight units with mechanical-lift parking, on Van Ness a block and a half from Union Street and a block from Polk, with Sherman Elementary 0.1 miles away (RubyHome; Redfin, #1).

2026 so far, against the same window in 2025

Closings at 2315 Van Ness Ave 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 2315 Van Ness Ave since October 2025, 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 $1,117 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.

Van Ness, between Polk and Union

Polk Street is the building's shopping street: Bi-Rite opened its largest store, 4,000 square feet in the former Real Food Company space at 2140 Polk, in August 2024, and the Pickin' on Polk fair closed Polk from Broadway to Pacific on April 25, 2026 (SF Standard; SFMTA). Six blocks west at 2100 Green, the 1927 cooperative on the corner of Webster, the penthouse transferred at $5,320,000 in May and a 1,858-square-foot two-bedroom at $2,000,000 in February, both off the MLS (Redfin, 2100 Green #800).

No AI office of any size is within walking distance; 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