255 Berry, on the creek: four closings this year at $1,047 a foot, up 9 percent, with a 2008 buyer gaining 60 percent and Sierra's 258,000 square feet a block east

255 Berry sold the same number of condominiums as last year at a higher price per foot and in fewer days. Four closed between January 1 and October 15, 2026, against four in the same window of 2025; $4,849,000 of volume against $6,068,000. The median sale is $1,299,500 and the median price per square foot is $1,047, against $964 last year, a 9 percent gain, and 8 percent under the building's high of $1,142 in 2022.

Three two-bedrooms sold at a median of $1,300,000 and $1,017 a foot. The high sale is #103, 1,324 square feet at $1,310,000 on June 29 after 56 days; #320, 1,050 square feet, closed at $1,300,000 on August 8 after ten days, which is $1,238 a foot, the highest of the year. The one one-bedroom, #507, is the low at $940,000 for 873 square feet, in eleven days. The median listed sale took 14 days to contract against 24, and two of four went inside two weeks.

Both paired resales on record are gains. #320, bought in September 2008 for $810,000, sold for $1,300,000, up 60.5 percent in 18 years. #507, bought in December 2014 for $860,000, sold on August 27 for $940,000, up 9.3 percent in twelve.

Signature Properties built 255 Berry in 2004 with McLarand Vasquez Emsiek and Devcon: 100 condominiums on seven floors, a U-shaped concrete building on pilings driven 130 to 140 feet into the fill, with townhomes and stoops wrapping a two-level garage and a rooftop garden; the units run 875 to 2,575 square feet, and in 2006 a three-bedroom, #610, was asking $1,950,000 (Builder; RubyHome; SocketSite). The building appears on this site under the name Park Terrace; that name belonged to 325 Berry's 2006 sales campaign, and 255 Berry sold without one.

2026 so far, against the same window in 2025

Closings at Park Terrace 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 Park Terrace since April 2004, 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 $1,142 in 2022 (9 closings). 2026 year to date stands at $1,047.

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.

2 of these resold above the prior price, 0 below.

Berry Street, on the Mission Creek esplanade

The building fronts the south side of Berry on the Mission Creek channel, along the esplanade, with the Caltrain yard across the street; the south-side buildings on Berry face the water and the houseboat row, the north-side ones back onto the freeway (Century 21 listing, #312; SF Chronicle). Mission Creek Park has an off-leash dog run, courts and a kayak hut, the Mission Bay library is at Berry and Fourth, and Philz is at 201 Berry (Greenbelt Alliance). The Caltrain terminal is a three-minute walk (Walk Score).

One block east, Sierra signed 258,000 square feet at 185 Berry on November 13, 2025, the largest new San Francisco office lease since OpenAI's 2024 Mission Bay deal, in the 885,000-square-foot China Basin complex that had been about half empty after Lyft cut its own lease in half (SF Standard; McCarthy Cook). Across Berry, Prologis and Caltrain filed a plan in March 2026 for the 20-acre Fourth and King railyard: about 2,500 homes and up to 8 million square feet with an 850-foot tower at Fourth and King, built out over 15 to 20 years after the downtown rail extension (Axios).

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