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MIRA: the median listing sold in 12 days this year, against 58 last year, and two $2 million-plus units went into contract the day they listed
Every 2026 closing at MIRA, against the record since the tower opened in 2020
Nine closings at 280 Spear through October 15, against 11 in the 2025 window. Median price per square foot is $1,344 against $1,320; the tower's 2023 high was $1,362. Six of nine listed sales went into contract inside two weeks, against one of eleven.
MIRA's year is about speed, not volume. Nine condominiums closed at 280 Spear Street between January 1 and October 15, against 11 in the same window of 2025, on $14.4 million against $22.3 million. The median MLS-listed sale went into contract in 12 days; last year it was 58, and the year before that 82. Six of nine listed sales went under contract inside two weeks, against one of eleven in the 2025 window. The two highest sales of the year — #31A, 1,489 square feet, at $2,200,000 on March 31, and #17E at $2,100,000 on May 20 — both recorded zero days on market.
Price moved less. The year-to-date median price per square foot is $1,344, against $1,320 in the 2025 window and $1,320 for all of last year; the tower's best year on that basis was 2023 at $1,362, so 2026 sits 1.3 percent under it. Two-bedrooms, eight of the nine sales, went from a median of $1,589,000 and $1,098 a foot to $1,797,500 and $1,362 a foot. The year-to-date median sale price is $1,795,000, the highest annual figure in the tower's six-year record.
No unit that closed in 2026 has a prior recorded sale here, so there is no resale table. The low sale was #3K, a 630-square-foot one-bedroom, at $799,000 after 31 days; #2Q, 822 square feet, closed at $900,000.
2026 so far, against the same window in 2025
Closings at MIRA 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 | 9 |
| Dollar volume | $22,259,000 | $14,430,888 |
| Median sale price | $1,635,000 | $1,795,000 |
| Median $/sq ft | $1,320 | $1,344 |
| Median days on market | 58 | 12 |
| Under 15 days (of MLS sales) | 1 of 11 | 6 of 9 |
Year by year
Every recorded closing at MIRA since August 2020, 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 |
|---|---|---|---|---|---|
| 2020 | 2 | $1,875,000 | $1,424 | 87 | $1,950,000 |
| 2021 | 13 | $1,249,000 | $1,321 | 49 | $2,765,000 |
| 2022 | 11 | $1,740,000 | $1,251 | 56 | $2,195,000 |
| 2023 | 13 | $1,760,000 | $1,362 | 40 | $4,000,000 |
| 2024 | 19 | $1,468,000 | $1,358 | 72 | $4,750,000 |
| 2025 | 11 | $1,635,000 | $1,320 | 58 | $3,575,000 |
| 2026 | 9 | $1,795,000 | $1,344 | 12 | $2,200,000 |
The building's highest median price per square foot in any year with five or more closings was $1,362 in 2023 (13 closings). 2026 year to date stands at $1,344.
By bedroom count, 2025 against 2026
| Beds | 2025 closings | 2025 median | 2025 $/sq ft | 2026 closings | 2026 median | 2026 $/sq ft |
|---|---|---|---|---|---|---|
| 1 bed | 1 | $965,000 | $1,190 | 1 | $799,000 | $1,268 |
| 2 bed | 7 | $1,589,000 | $1,098 | 8 | $1,797,500 | $1,362 |
| 3 bed | 3 | $3,500,000 | $1,615 | 0 | — | — |
Every closing in 2026
All 9 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 |
|---|---|---|---|---|---|---|
| 280 Spear Street, #31A | 2 | 1,489 | $2,200,000 | $1,478 | 0 | Mar 31 |
| 280 Spear Street, #17E | 2 | 1,296 | $2,100,000 | $1,620 | 0 | May 20 |
| 280 Spear Street, #31C | 2 | 1,270 | $1,850,000 | $1,457 | 8 | Feb 12 |
| 280 Spear Street, #8J | 2 | 1,356 | $1,800,000 | $1,327 | 23 | May 28 |
| 280 Spear Street, #7D | 2 | 1,302 | $1,795,000 | $1,379 | 10 | Jul 20 |
| 280 Spear Street #10C | 2 | 1,264 | $1,598,888 | $1,265 | 13 | Aug 31 |
| 280 Spear Street, #10D | 2 | 1,033 | $1,388,000 | $1,344 | 12 | Aug 07 |
| 280 Spear Street #2Q | 2 | 822 | $900,000 | $1,095 | 33 | Sep 04 |
| 280 Spear Street, #3K | 1 | 630 | $799,000 | $1,268 | 31 | Jul 01 |
Spear and Folsom
MIRA stands at Spear and Folsom, a block from the Embarcadero. Google's Hills Plaza, more than 500,000 square feet of the company's roughly 1.2 million in San Francisco, is on the same street, with One Market, 101 Spear and the Ferry Building completing the cluster (SF Standard). Anthropic's Howard Street buildings are three blocks west (The Real Deal). CBRE put SoMa asking rents at $82.57 a foot in Q3 2026, up 31.7 percent on the year (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/2026/04/07/anthropic-signs-another-san-francisco-office-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
- MIRA · 280 Spear 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.