Golden Gateway Commons, 550 Davis: the same 2,020-square-foot plan sold twice this year, off-market, at $2,580,000 and $3,600,000

550 Davis sold one floor plan twice this year, a million dollars apart, and neither sale touched the MLS. Two condominiums closed between January 1 and October 15, 2026, against one in the same window of 2025; $6,180,000 of volume against $2,375,000. #19, a 2,020-square-foot three-bedroom, closed at $2,580,000 on January 26, $1,277 a foot. #4, the same 2,020 square feet, closed at $3,600,000 on September 15, $1,782 a foot. The median across the two is $1,530, against $1,176 last year and $1,287 to $1,522 in the years since 2016; the building has never had five closings in a year.

No unit that closed in 2026 has a prior recorded sale on this site, so there is no paired-resale table. The building's listed sales run lower: #44, a 1,520-square-foot three-bedroom, sold off-market in August 2025 for $1,925,000 with dues of $1,533 a month, and #43, 1,471 square feet with 17-foot ceilings and four decks, carries dues of $871 (Redfin, #43).

The building dates from 1981, two residential levels on top of the four-story 560 Davis office building, part of Fisher-Friedman Associates' Golden Gateway Commons, the 1982 Builder's Choice grand award winner; the street index shows 48 units at this address and the building record on this site lists 25 (Starboard CRE; Builder).

2026 so far, against the same window in 2025

Closings at Golden Gateway Commons — 550 Davis 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 Golden Gateway Commons — 550 Davis since February 2002, 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. 2026 year to date stands at $1,530 a square foot.

By bedroom count, 2025 against 2026

Every closing in 2026

All 2 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.

Davis and Jackson, on Sydney Walton Square

The Commons hug Sydney Walton Square, Peter Walker's two-acre privately owned park with Jim Dine's Big Heart on the Rock, Marisol's portrait of Georgia O'Keeffe and the Colombo Market Arch, city landmark 311 (Wikipedia; Hoodline). The office podium beneath the homes, 294,000 square feet across 550 and 650 Davis and 75 Broadway, was bought by Blackstone from Gaw Capital for $245 million in 2018 and reported in late 2023 to be going back to Gaw for about $90 million (Mingtiandi).

Three blocks west, the Transamerica Pyramid sold to Yoda Plc for $691.6 million in March 2026 and the Montgomery Washington Tower's offices went on the market at $150 million in August (Axios; Hoodline). The nearest AI-linked addresses are LoveFrom's Jackson Square buildings and the Jamestown startup leases at Levi's Plaza (SF Examiner; Jamestown).

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