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300 Ivy: two closings this year at $1,462 a foot, both inside eight days, above its 2021 high, with Happy Crane in the building's own corner
Every 2026 closing at 300 Ivy, David Baker's 2014 LEED Platinum building at Ivy, Grove and Gough in Hayes Valley, against the record since 2014
Two closings at 300 Ivy Street through October 15, against two in the 2025 window; $3.1 million of volume against $2.1 million. Median sale $1,550,000; median $1,462 a square foot, up from $1,366 and above the $1,338 of 2021, the building's high in a year with five or more closings. #304, bought in August 2019 for $1,460,000, sold for $1,650,000 after eight days; #515 closed at $1,450,000 the day it listed. Happy Crane opened in the building's Gough Street corner in August 2025.
300 Ivy's two sales this year went in eight days and none, and both landed above the building's old high. Two condominiums closed at 300 Ivy Street between January 1 and October 15, 2026, against two in the same window of 2025; $3,100,000 of volume against $2,070,000. The median sale is $1,550,000 and the median price per square foot is $1,462, against $1,366 last year and $1,338 in 2021, the building's high in any year with five or more closings, when six units closed; both of this year's are the same 1,060-square-foot two-bedroom size.
#304 closed at $1,650,000 on October 5 after eight days, at $1,555 a foot; it was bought in August 2019 for $1,460,000, so its owner gained 13 percent in seven years, and it is the year's one paired resale. #515 closed at $1,450,000 on March 21, into contract the day it listed. The median listed sale took four days against 84 last year, and both went inside two weeks. One transfer under $300,000 is left out of every median.
Ivy Grove Partners built 300 Ivy with David Baker Architects, Cahill Contractors and Fletcher Studio on a former Central Freeway parcel, finished in 2014: 63 flats and townhouses on five floors with stoops on Grove, 37 parking and 68 bike spaces, LEED Platinum, with a 2015 ASLA grand award for its landscape; a 916-square-foot two-bedroom sold for $1,210,000 in March 2014 (David Baker Architects; Hoodline).
2026 so far, against the same window in 2025
Closings at 300 Ivy 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 | 2 | 2 |
| Dollar volume | $2,070,000 | $3,100,000 |
| Median sale price | $1,035,000 | $1,550,000 |
| Median $/sq ft | $1,366 | $1,462 |
| Median days on market | 84 | 4 |
| Under 15 days (of MLS sales) | 0 of 2 | 2 of 2 |
Year by year
Every recorded closing at 300 Ivy since January 2014, 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 | 3 | $885,000 | $1,344 | — | $2,145,000 |
| 2017 | 1 | $1,480,000 | $1,377 | — | $1,480,000 |
| 2018 | 2 | $1,707,500 | $1,580 | — | $1,895,000 |
| 2019 | 2 | $1,510,000 | $1,414 | — | $1,560,000 |
| 2020 | 2 | $1,572,500 | $1,455 | 0 | $1,850,000 |
| 2021 | 6 | $1,087,500 | $1,338 | 4 | $2,510,000 |
| 2022 | 5 | $1,275,000 | $1,264 | 32 | $1,715,000 |
| 2023 | 1 | $1,500,000 | — | 16 | $1,500,000 |
| 2025 | 2 | $1,035,000 | $1,366 | 84 | $1,325,000 |
| 2026 | 2 | $1,550,000 | $1,462 | 4 | $1,650,000 |
The building's highest median price per square foot in any year with five or more closings was $1,338 in 2021 (6 closings). 2026 year to date stands at $1,462.
By bedroom count, 2025 against 2026
| Beds | 2025 closings | 2025 median | 2025 $/sq ft | 2026 closings | 2026 median | 2026 $/sq ft |
|---|---|---|---|---|---|---|
| 1 bed | 1 | $745,000 | — | 0 | — | — |
| 2 bed | 1 | $1,325,000 | $1,366 | 2 | $1,550,000 | $1,462 |
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.
| Unit | Bd | Sq ft | Sold | $/sq ft | Days | Closed |
|---|---|---|---|---|---|---|
| 300 Ivy Street, #304 | 2 | 1,061 | $1,650,000 | $1,555 | 8 | Oct 05 |
| 300 Ivy Street, #515 | 2 | 1,059 | $1,450,000 | $1,369 | 0 | Mar 21 |
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 |
|---|---|---|---|---|---|
| 300 Ivy Street, #304 | Aug 2019 | $1,460,000 | Oct 2026 | $1,650,000 | +13.0% |
1 of these resold above the prior price, 0 below.
Ivy, Grove and Gough, a block from Octavia
The building fills the corner of Grove and Gough with its entry on Ivy, one block from Octavia Boulevard (David Baker Architects; Hoodline). Its own ground-floor corner at 451 Gough changed hands in 2025: Monsieur Benjamin, Corey Lee's brasserie, closed at the end of June 2024 after ten years, and Happy Crane, chef James Yeun Leong Parry's 70-seat modern Cantonese restaurant, opened in the space on August 7, 2025 (SFist; Hoodline). Around the corner on Octavia, Miette closed at 449 Octavia on September 14, 2025, citing shoplifting and thin foot traffic on the car-free block, and the Trader Joe's at Fulton and Laguna has been open since May 2024 (SFist; SFist). Parcel K at Hayes and Octavia, the Proxy site, stays as it is: the city said in September 2024 it was not prioritizing the lot for three to five years (Mission Local).
No AI office of any size is within walking distance; the office figures in the paragraphs below describe SoMa, a mile 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
- https://therealdeal.com/san-francisco/2026/04/07/anthropic-signs-another-san-francisco-office-lease/
- https://therealdeal.com/san-francisco/2026/03/16/openai-inks-another-mission-bay-lease/
- 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://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://finance.yahoo.com/markets/stocks/articles/bay-area-condo-values-still-120000717.html
- https://www.dbarchitect.com/projects/300-ivy
- https://hoodline.com/2014/03/real-estate-roundup-in-hayes-valley/
- https://sfist.com/hayes-valley/
- https://hoodline.com/2025/08/chef-james-yeun-leong-parry-unveils-the-happy-crane-in-san-francisco-showcasing-modern-cantonese-cuisine-with-local-flair/
- https://sfist.com/2025/09/09/19-year-old-hayes-valley-sweets-shop-miette/
- https://missionlocal.org/?p=655373
- 300 Ivy · 300 Ivy St · Hayes Valley
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.