1880 Steiner: four closings this year at $1,157 a foot after a 2025 with none, 8 percent under its 2020 high, including two top-floor units sold for $1,675,000 each

1880 Steiner went a full year without a sale and then sold four two-bedrooms. Four condominiums closed between January 1 and October 15, 2026, on $5,800,000 of volume; nothing closed in 2025, and two units closed in 2024 at $1,069 a foot. The median sale is $1,450,000 and the median price per square foot is $1,157, 8 percent under the building's high of $1,254 in 2020, the one year in its record with five closings.

The two top-floor units, #401 and #403, are the same 1,569-square-foot plan with a lofted den and a private roof terrace, and both closed at $1,675,000: #403 on May 21 after 15 days, #401 on September 23 after 13. #401 was bought in July 2024 for $1,480,000, so its owner gained 13.2 percent in about two years. #208, 942 square feet, was bought in March 2020 for $1,225,000 and sold on April 1 for $1,225,000, a gain of zero in six years, after 27 days. #310, 983 square feet, closed at $1,225,000 on February 2 after seven days; it is the low sale of the year together with #208.

The median listed sale took 14 days to contract, and two of four went inside two weeks.

The building dates from 1999, four floors with an elevator and a deeded garage with shared EV charging, about 35 units; dues on the top-floor units run $1,206 a month (MLSListings; Redfin).

2026 so far, against the same window in 2025

Closings at Fillmore Court 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 Fillmore Court since October 1999, 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 $1,254 in 2020 (5 closings). 2026 year to date stands at $1,157.

By bedroom count, 2025 against 2026

Every closing in 2026

All 4 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, 0 below.

A block west of Fillmore Street

The building sits on Steiner a block from the Fillmore corridor, between the Japan Center four blocks south and Alta Plaza Park to the north (USF off-campus housing). The nearest blocks of Fillmore changed hands in 2024 and 2025: the Mattina building at 2232 Bush sold for $4.5 million, Galerie 1900 took the old Sterling Bank corner at Fillmore and Bush, and Nordstrom Local opened at Fillmore and Pine on October 9, 2025 (New Fillmore; New Fillmore). Further up the hill, Neil Mehta's Upper Fillmore Revitalization Project bought seven buildings on the 2200 block in 2024, added $50 million to its fund in April 2026 and bought 2035-2047 Fillmore in August, with two Michelin-chef restaurants and a renovated Clay Theatre in the pipeline (Wikipedia; SF Standard).

The 22 Fillmore bus, which averages about three miles an hour through this stretch, is under SFMTA review with recommendations due in 2027 (New Fillmore). No AI office of any size is within walking distance; the office figures in the paragraphs below describe SoMa, two miles 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