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88 King Street: a 2001 buyer on the tenth floor sold this week for 89 percent more, and the building is back to $1,124 a foot
Every 2026 closing at 88 King Street, across from the ballpark, against the record since the building opened in 2000
Seven closings at 88 King through October 15, against 11 in the 2025 window. Median price per square foot rose from $974 to $1,124, 15 percent in a year; the building's 2014 high was $1,315. Three of seven listed sales went into contract inside two weeks.
88 King Street sold fewer homes this year and got more for each of them. Seven condominiums closed between January 1 and October 15, against 11 in the same window of 2025, on $10.2 million against $13.3 million. The year-to-date median price per square foot is $1,124, against $974 in the 2025 window and $980 for all of last year, which was the lowest figure in the building's record since 2015. The building's best year on a per-foot basis was 2014 at $1,315, so 2026 sits 14.5 percent under it after sitting 25 percent under it last year.
The most recent closing is the year's largest and the building's plainest long-hold story. #1005, a 1,412-square-foot three-bedroom, closed on October 14 at $2,175,000 after 11 days on market. Its prior recorded sale was $1,150,000 in August 2001, so a 25-year hold returned 89.1 percent before costs. #1205, also a three-bedroom, closed at $1,950,000 in April after six days. #422, a 934-square-foot one-bedroom bought in May 2013 for $657,000, sold in July for $900,000, up 37 percent. Both paired resales on record are up.
Three-bedrooms sold at a median of $2,062,500 and $1,476 a foot, against $2,050,000 and $1,388 last year; two-bedrooms at $1,275,000 and $1,062 a foot against $1,160,000 and $974. Median days on market is 24 against 30, and three of seven listed sales went into contract inside two weeks, against three of ten. The low sale was #422 at $900,000.
2026 so far, against the same window in 2025
Closings at 88 King 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.
| Measure | 2025 (same window) | 2026 year to date |
|---|---|---|
| Closings | 11 | 7 |
| Dollar volume | $13,317,000 | $10,155,000 |
| Median sale price | $1,160,000 | $1,310,000 |
| Median $/sq ft | $974 | $1,124 |
| Median days on market | 30 | 24 |
| Under 15 days (of MLS sales) | 3 of 10 | 3 of 7 |
Year by year
Every recorded closing at 88 King St since October 2000, 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 | 6 | $1,409,500 | $1,156 | — | $2,040,000 |
| 2017 | 7 | $1,300,000 | $1,116 | — | $1,750,000 |
| 2018 | 13 | $1,350,100 | $1,178 | — | $1,850,000 |
| 2019 | 9 | $1,385,000 | $1,241 | — | $1,750,000 |
| 2020 | 12 | $1,407,500 | $1,091 | 30 | $2,995,000 |
| 2021 | 17 | $1,330,000 | $1,122 | 28 | $1,828,000 |
| 2022 | 10 | $1,517,500 | $1,234 | 26 | $1,999,000 |
| 2023 | 7 | $1,200,000 | $973 | 71 | $1,600,000 |
| 2024 | 8 | $1,342,544 | $1,080 | 34 | $1,595,000 |
| 2025 | 14 | $1,160,000 | $980 | 25 | $2,200,000 |
| 2026 | 7 | $1,310,000 | $1,124 | 24 | $2,175,000 |
The building's highest median price per square foot in any year with five or more closings was $1,315 in 2014 (13 closings). 2026 year to date stands at $1,124.
By bedroom count, 2025 against 2026
| Beds | 2025 closings | 2025 median | 2025 $/sq ft | 2026 closings | 2026 median | 2026 $/sq ft |
|---|---|---|---|---|---|---|
| 1 bed | 1 | $795,000 | — | 1 | $900,000 | $964 |
| 2 bed | 11 | $1,160,000 | $974 | 4 | $1,275,000 | $1,062 |
| 3 bed | 2 | $2,050,000 | $1,388 | 2 | $2,062,500 | $1,476 |
Every closing in 2026
All 7 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 |
|---|---|---|---|---|---|---|
| 88 King Street, #1005 | 3 | 1,412 | $2,175,000 | $1,540 | 11 | Oct 14 |
| 88 King Street, #1205 | 3 | 1,380 | $1,950,000 | $1,413 | 6 | Apr 06 |
| 88 King Street, #907 | 2 | 1,165 | $1,480,000 | $1,270 | 59 | Feb 06 |
| 88 King Street, #807 | 2 | 1,165 | $1,310,000 | $1,124 | 27 | Jan 10 |
| 88 King Street, #616 | 2 | 1,240 | $1,240,000 | $1,000 | 24 | Apr 10 |
| 88 King Street, #412 | 2 | 1,191 | $1,100,000 | $924 | 12 | Apr 07 |
| 88 King Street, #422 | 1 | 934 | $900,000 | $964 | 28 | Jul 22 |
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 |
|---|---|---|---|---|---|
| 88 King Street, #422 | May 2013 | $657,000 | Jul 2026 | $900,000 | +37.0% |
| 88 King Street, #1005 | Aug 2001 | $1,150,000 | Oct 2026 | $2,175,000 | +89.1% |
2 of these resold above the prior price, 0 below.
King Street at Second
88 King Street faces the ballpark at King and Second, at the edge of South Beach. Nvidia's 45,000 square feet at Mission Rock is across the channel, and OpenAI's Third Street buildings are a ten-minute walk south (SF Standard; The Real Deal). Two blocks north, Brannan Street took three of the six leases over 100,000 square feet that CBRE counted citywide in Q3 2026 — Brex at 270 Brannan, Cognition at 333 Brannan, Airbnb at 850 Brannan (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
- https://sfstandard.com/2026/04/07/i-leaderboard-san-francisco-office/
- https://therealdeal.com/san-francisco/2026/03/16/openai-inks-another-mission-bay-lease/
- 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
- 88 King St · South Beach
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.