Jackson Towers at 2040 Franklin: two closings this year at $848 a foot, one of them by a buyer from 1989, across Franklin from the Haas-Lilienthal House

Jackson Towers sold two condominiums this year and one of the sellers had held since 1989. Two closed at 2040 Franklin Street between January 1 and October 15, 2026, against three in the same window of 2025; $2,000,000 of volume against $3,493,000. Both are two-bedrooms of about 1,180 square feet. The median sale is $1,000,000 and the median price per square foot is $848, against $1,100 last year and the building's high of $1,216 in 2018; the annual figure has sat between $802 and $867 in four of the six years since 2021, with 2025's four sales the exception.

#509, 1,177 square feet, was listed at $850,000 and closed at $1,050,000 on September 14 after 23 days, 23.5 percent over the asking price (RubyHome listing, #509). #605, 1,180 square feet, was bought in March 1989 for $320,000 and sold on June 16 for $950,000, up 197 percent over 37 years, after 33 days. Two transfers under $300,000 are left out of every median, and the record on this site begins in 1987.

The building is eleven stories from 1966, 81 condominiums from studios to four-bedrooms, with a door attendant, a roof deck and dues that cover heat, gas, electricity, cable and earthquake insurance; dues on #509 run $1,616 a month, and one of its terraces looks onto the Haas-Lilienthal House (RubyHome; RubyHome listing, #509). In 2010 a unit bought for $610,000 in 2004 came back as a bank-owned listing at $532,900 (SocketSite).

2026 so far, against the same window in 2025

Closings at Jackson Towers 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 Jackson Towers since April 1987, 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 $1,216 in 2018 (5 closings). 2026 year to date stands at $848.

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.

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.

Franklin at Jackson, across from the Haas-Lilienthal House

Across Franklin is the Haas-Lilienthal House at 2007 Franklin, the 1886 Queen Anne built for the grocer William Haas, San Francisco Landmark 69 and the home of San Francisco Heritage since 1973, the city's only Victorian house museum (HMdb). The Spreckels Mansion of 1913 is two blocks west on Washington (PCAD). Two blocks east on Polk, Lord Stanley at 2065 Polk and Broadway closed in March 2025, the Jupiter Room is under construction in its place for a fall 2026 opening, and the Peet's at 2193 Polk closed with Bageletto announced for the space in April 2026 (SF Standard; Warrin).

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