400 Oak, the six-unit Victorian at Oak and Laguna: one closing this year, a two-bedroom with a garage and an EV charger at $1,400,138 after 13 days, the building's first sale since 2021

400 Oak sold one of its six units this year, the first sale in the building since three closed in 2021. One condominium closed between January 1 and October 15, 2026, on $1,400,138 of volume. The MLS record carries no floor area for the sale, so the site shows no per-foot figure; the three 2021 sales ran $1,303 a foot at a median of $1,205,000, and no other year since 2002 holds a closing.

#5, a two-bedroom with a wood-burning fireplace, an enclosed garage space with an EV charger and storage lockers, went pending on July 24 and closed at $1,400,138 on August 11, 13 days from listing to contract; its dues run $400 a month, and the listing record shows it last changing hands in December 2003 at $375,000, when the building had just been converted from a six-unit tenancy in common (Redfin, #5). The building's #1 sold in November 2021 at $814,000 against a $786,000 list with dues of $300 (Redfin, #1). 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 1900, three stories of Victorian on the corner of Oak and Laguna, six units with one parking space apiece and separate meters, a new roof in 2000 and a 2003 conversion (Redfin, #5).

2026 so far, against the same window in 2025

Closings at 400 Oak 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 400 Oak St since March 2021, 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, and the 2026 sale carries no floor area on the MLS.

By bedroom count, 2025 against 2026

Every closing in 2026

All 1 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.

Oak and Laguna

The listing puts Hayes Valley, the Lower Haight, Duboce Triangle, Alamo Square and the Divisadero corridor within walking range, with Patricia's Green, Alamo Square and Duboce Park as the parks (Redfin, #5). Two blocks north, Hayes Street between Gough and Octavia closes to cars Friday evenings and Saturdays for the farmers market through 2026, and the pay-or-permit parking the SFMTA board approved on June 2, 2026 starts with test signs on Linden and Fell between Octavia and Laguna (SFMTA; SFMTA). Two blocks south at 78 Haight, TNDC's 64-unit affordable building for transitional-age youth and families opened in July 2026 (SF YIMBY).

No AI office of any size is in Hayes Valley; the office figures in the paragraphs below describe SoMa, a mile and a half east (SF Examiner).

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