Bellaire Tower: three closings this year at $1,387 a foot, the top of its record, with #1801 at $7,350,000 carrying three-quarters of the volume

Bellaire Tower had one sale this year that outweighed the rest of the building. Three condominiums closed at 1101 Green Street between January 1 and October 15, 2026, against six in the same window of 2025; $9,655,000 of volume against $6,465,000, and $7,350,000 of this year's figure is one unit. #1801, a 4,105-square-foot full-floor four-bedroom, closed on June 25 after 99 days on the market, at $1,790 a foot.

The median sale is $1,275,000 and the median price per square foot is $1,387, against $1,180 last year and above the building's high of $1,348 in 2022; on three sales the median is the middle unit, #601, so the figure is the building's ordinary one-bedroom price rather than the penthouse's. The two one-bedrooms went at a median of $1,152,500 and $1,262 a foot. The median listed sale took 29 days to contract, and none of the three went inside two weeks.

Both paired resales sort by purchase year. #601, 919 square feet, was bought in May 2011 for $718,000 and sold on June 30 for $1,275,000, up 77.6 percent in 15 years. #404, 907 square feet, was bought in April 2022 for $1,110,000 and sold on February 25 for $1,030,000, down 7.2 percent; it is the low sale of the year.

Herman Carl Baumann designed the tower in 1928 and it opened in 1930: 253 feet and 20 floors above grade in ivory Portland cement, 64 residences with three elevators, steam heat, a 24-hour lobby, valet parking and a roof deck, nicknamed the Jewel and the Superman building and listed as a city point of historical interest; the façade was restored in 2018 (BuildingsDB; NoeHill). Dues on a one-bedroom run $1,739 to $1,828 a month (MLSListings; RubyHome).

2026 so far, against the same window in 2025

Closings at Bellaire Tower 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 Bellaire Tower since September 1978, 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 $1,348 in 2022 (5 closings). 2026 year to date stands at $1,387.

By bedroom count, 2025 against 2026

Every closing in 2026

All 3 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.

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

Green and Leavenworth, Russian Hill

The tower holds the corner of Green and Leavenworth at the top of Russian Hill, with a second address at 1899 Leavenworth, a short walk from the Hyde Street cable car, Macondray Lane and the Polk and Hyde Street restaurants named in its listings, Nisei, Abrazo, Mezcalito and Saint Frank among them (Structurae; MLSListings). On December 15, 2025 a California Street cable car stopped abruptly between Leavenworth and Hyde, four blocks south, injuring 15 (Global News).

No AI office of any size is within walking distance of the hill. The nearest are the startup leases on the North Waterfront at Levi's Plaza and Waterfront Plaza, downhill to the northeast, and Databricks' 150,000 square feet at One Sansome in the Financial District (Jamestown; Bisnow).

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