The Comstock at 1333 Jones: two transfers this year at $990 a foot in the 1961 Nob Hill co-op, where sales pass a board interview and the stalled 22-unit project across Washington has not broken ground

The Comstock is a cooperative, which makes it the one building in this series where the record is thinnest by design. Two transfers closed at 1333 Jones Street between January 1 and October 15, 2026, against two in the same window of 2025; $3,639,933 of volume against $3,017,500. The median price per square foot is $990, against $796 last year and the building's high of $1,282 in 2008, when six units changed hands; this year sits 23 percent under that figure.

#1206, a 1,838-square-foot two-bedroom, closed at $1,845,000 on March 16, and #1508, 1,840 square feet with three bedrooms, at $1,794,933 on January 27; neither carries days on market, because neither went through the MLS. No unit that transferred in 2026 has a prior recorded sale on this site, so there is no paired-resale table.

The building is a stock cooperative, not a condominium: buyers purchase shares and a proprietary lease, every sale is subject to an interview and board approval by The Comstock Apartment Corporation, and dues on a 1,596-square-foot two-bedroom run $2,116 a month covering the door attendant, heat, structure insurance, water and trash (SocketSite; Neighborhoods.com, #406). Hammarberg and Harmon designed it in 1961, about 14 stories and 128 to 130 units on a 33,000-square-foot lot at the crest of Nob Hill, with 24-hour lobby attendants, a club room and a terrace, and views that run from the Golden Gate to the Bay Bridge (SFSU archive; Apartments.com; RubyHome). In 2017 a 1,660-square-foot corner unit bought for $3,200,000 the year before closed at $2,750,000 (SocketSite).

2026 so far, against the same window in 2025

Closings at The Comstock 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 The Comstock since May 2003, 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 $1,282 in 2008 (6 closings). 2026 year to date stands at $990.

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.

Jones at Washington, the crest of Nob Hill

The tower's north end fronts Washington Street, and directly across is 1320 Washington, a two-story public garage that was approved in November 2021 for a six-story, 22-unit condominium building by Handel Architects; in December 2024 its owner filed for a three-year extension and a cut in its affordable requirement, and construction has not started (SF YIMBY; SocketSite). The Cable Car Museum and powerhouse are two blocks east at Washington and Mason, the Cathedral School's new addition opened at 1275 Sacramento in 2023, and Le Beau Market is a block away (Wikipedia; SF YIMBY; Apartments.com).

Three blocks south, the Huntington Hotel at Taylor and California reopened in March 2026 after six years closed, with the Big Four restaurant and a new bar, Arabella's, under Flynn Properties and Highgate (SF Standard). On December 15, 2025 a California Street cable car stopped abruptly between Leavenworth and Hyde, injuring 15 (SF Standard). No AI office of any size is within walking distance of the hill; the office figures in the paragraphs below describe SoMa and the Financial District, downhill to the 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