88 Guy Place, the 17 live-work lofts of 1998 on the Rincon Hill alley: one transfer this year, a two-level one-bedroom at $630,000 off the MLS, $20,000 under its 2023 price, three blocks from Anthropic

88 Guy Place's one sale this year came through the recorder, at a price $40,000 under the unit's 2015 sale. One condominium transferred between January 1 and October 15, 2026, on $630,000 of volume; nothing closed in 2024 or 2025. The price per square foot is $652, against $673 on the 2023 sale, $750 in 2021, $814 across two sales in 2020, $800 across the five of 2019, the most in any year, and $815 across the two of 2018, the building's high.

#302, a 966-square-foot two-level one-bedroom with two baths and one parking space, transferred at $630,000 on April 27 with no listing; it was bought in April 2023 for $650,000 against a $675,000 ask, down 3.1 percent, and it is the year's one paired resale; the listing record shows it sold at $670,000 in April 2015 and failed to sell through listings from October 2020 to November 2021 (Redfin). The building's #403, a 1,460-square-foot three-level unit, has asked $1,198,000 with dues of $1,195 (Neighborhoods.com).

The building dates from 1998, 17 live-work condominiums on four floors, numbered 201 to 405, on a 5,053-square-foot lot in the RH-DTR zone, beside the Essex Street stairway and the Guy Place Mini Park (Redfin street index; Redfin).

2026 so far, against the same window in 2025

Closings at 88 Guy Pl 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 88 Guy Pl since July 2007, by calendar year. 2026 runs through October 15, 2026. Days on market is available for MLS-listed sales from 2020 onward.

The building's highest median price per square foot in any year with five or more closings was $800 in 2019 (5 closings). 2026 year to date stands at $652.

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.

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.

0 of these resold above the prior price, 1 below.

Guy Place, Rincon Hill

Down the alley at 15 Guy Place, a 1906 house on sand fill was approved in April 2016 for replacement by a six-story, two-condominium building by EE Weiss Architects, with an 1,800-square-foot lower unit and a 5,200-square-foot four-floor penthouse; the mini park's two avocado trees and an ash came out in the same years (SocketSite). The hill itself is a construction story: the 1869 Second Street cut left Henry Halleck's house fifty feet above the roadway until it was lowered to Folsom in 1878 (San Francisco Story). A block east at 325 Fremont, a vacant site entitled for a 25-story tower was listed at $15 million in July 2025 (SF YIMBY).

Anthropic is the nearest AI office and the closest of any building in this series to it: all of 300 Howard and 342 Howard leased on February 2, 2026, with 400, 405, 500 and 505 Howard at First and Howard, two to three blocks north (BusinessWire).

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