St. Regis Residences: four closings this year at $1,682 a foot, including the same 2,027-square-foot plan sold ten floors apart for $2,325,000 and $3,850,000

The St. Regis sold the same floor plan twice this year, ten floors and $1.5 million apart. Four condominiums closed at 188 Minna Street between January 1 and October 15, 2026, against one in the same window of 2025; $11,722,500 of volume. #24A, a 2,027-square-foot three-bedroom, closed at $2,325,000 on February 28 after 266 days on the market. #34A, the same 2,027-square-foot plan on the 34th floor, closed at $3,850,000 on September 30 after twelve days. One is the low sale of the year and the other the high, and the difference is the floor and seven months.

The median sale is $2,773,750 and the median price per square foot is $1,682, against $1,069 for last year's single sale, and 11 percent under the building's high of $1,886 in 2014. Two two-bedrooms sold at a median of $2,773,750 and $1,690 a foot; the two three-bedrooms at $3,087,500 and $1,523. The median listed sale took 222 days to contract, the longest of any building in this series, and one of four went inside two weeks.

Both paired resales on record are losses for buyers who paid in the building's strong years. #24A was bought in May 2012 for $2,875,000 and sold for $2,325,000, down 19.1 percent. #23F, 1,527 square feet, was bought in January 2018 for $3,500,000 and sold on April 9 for $2,922,500, down 16.5 percent, after 219 days.

The tower is 42 stories and 480 feet, designed and engineered by SOM for Starwood, Carpenter and Company and F.E. Jordan, built by Webcor and finished in summer 2005 as the tallest reinforced-concrete building in seismic zone 4 at the time, with a 260-room hotel on the first 20 floors and about 100 residences above; the 1907 Williams Building on the corner was retrofitted and hung from the new structure, and the Museum of the African Diaspora occupies the base (PCI Journal; Webcor).

2026 so far, against the same window in 2025

Closings at St Regis 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 St Regis since March 2006, 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 $1,886 in 2014 (6 closings). 2026 year to date stands at $1,682.

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.

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

Third and Mission, beside SFMOMA

The residences enter from Minna, behind the hotel at Third and Mission, with SFMOMA next door on Third and the Yerba Buena Center for the Arts and gardens across the street (SF Highrises). Back-to-back with it across the alley is 140 New Montgomery, the 1925 Pacific Telephone tower, where Reflection AI and A* took two full floors in March 2026 and the Michelin-starred Mourad closed in October 2024, its replacement, Sutro Hall, still without an opening date in September (CBRE; Hoodline).

One block south on Third, at Howard, Harvey AI's lease at 201 Third grew to about 150,000 square feet in April 2026, across from the Moscone Center (CoStar). Two blocks south at 612 Howard, Teambridge and Greenlite AI signed in 2025 (Business Wire). Across Mission on Jessie Square, the Contemporary Jewish Museum closed in December 2024 and announced in March 2026 that it would sell its building (KQED).

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