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At The Harrison the median listing now sells in 13 days. In 2025 it took 65
Every 2026 closing at The Harrison, with 13 paired resales that mostly go back to 2016–2019 purchases
Nineteen closings at 401 Harrison through October 15, against 11 in the same window of 2025. Nine of 17 listed sales went into contract inside two weeks, against one of 11. Price per square foot rose from $1,113 to $1,238, still 24 percent under the building's 2022 high of $1,639.
No building in this series changed its tempo more than The Harrison. The median MLS-listed sale at 401 Harrison went into contract in 13 days this year. In the same window of 2025 it was 65 days; in 2024, 70; in 2023, 105. Nine of 17 listed sales this year went under contract inside two weeks. Last year it was one of eleven.
Count rose with it: 19 closings through October 15, against 11, on $26.3 million of volume against $17.1 million.
Price did not rise the same way, and the median is the wrong place to look. The year-to-date median sale is $1,115,000, down from $1,415,000, because ten of this year's 19 sales were one-bedrooms. On a per-foot basis, which controls for that, the building is at $1,238 against $1,113 last year, an 11 percent gain. It is also 24 percent under the building's own 2022 high of $1,639 a foot, which is the widest gap to peak of any of the ten buildings in this series.
The paired resales show why. Thirteen 2026 closings had a prior sale here, and most of those prior sales date from 2016 to 2019, when the building was new and selling at its launch pricing. Eight came back below the earlier price, five above. #44A, 1,648 square feet, sold for $3,500,000 in April 2019 and for $3,000,000 in August 2026, after three days on market. #33D went from $2,515,000 in 2017 to $2,128,880. The gains are mostly on units bought in 2016 at launch — #12F, #5F, #10E — and #18G, bought in 2019 for $850,000 and sold for $1,040,000.
The high sale is #44A at $3,000,000, the only closing above $2.2 million. The low is #10D, a 607-square-foot one-bedroom, at $765,000 with zero days on market.
2026 so far, against the same window in 2025
Closings at The Harrison 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 | 19 |
| Dollar volume | $17,051,500 | $26,250,768 |
| Median sale price | $1,415,000 | $1,115,000 |
| Median $/sq ft | $1,113 | $1,238 |
| Median days on market | 65 | 13 |
| Under 15 days (of MLS sales) | 1 of 11 | 9 of 17 |
Year by year
Every recorded closing at The Harrison since July 2016, 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 |
|---|---|---|---|---|---|
| 2016 | 36 | $1,316,500 | $1,232 | — | $7,500,000 |
| 2017 | 32 | $1,207,000 | $1,421 | — | $7,000,000 |
| 2018 | 44 | $1,603,000 | $1,446 | — | $7,806,818 |
| 2019 | 56 | $1,642,500 | $1,517 | — | $7,400,000 |
| 2020 | 17 | $1,475,000 | $1,451 | 33 | $2,415,000 |
| 2021 | 43 | $1,840,000 | $1,554 | 50 | $7,600,000 |
| 2022 | 22 | $2,075,000 | $1,639 | 110 | $3,250,000 |
| 2023 | 14 | $1,692,500 | $1,308 | 86 | $2,430,000 |
| 2024 | 11 | $1,525,000 | $1,277 | 77 | $2,415,000 |
| 2025 | 15 | $1,415,000 | $1,171 | 65 | $2,900,000 |
| 2026 | 19 | $1,115,000 | $1,238 | 13 | $3,000,000 |
The building's highest median price per square foot in any year with five or more closings was $1,639 in 2022 (22 closings). 2026 year to date stands at $1,238.
By bedroom count, 2025 against 2026
| Beds | 2025 closings | 2025 median | 2025 $/sq ft | 2026 closings | 2026 median | 2026 $/sq ft |
|---|---|---|---|---|---|---|
| 1 bed | 6 | $895,000 | $1,091 | 10 | $1,027,500 | $1,248 |
| 2 bed | 8 | $1,737,500 | $1,321 | 9 | $1,630,000 | $1,202 |
| 3 bed | 1 | $2,900,000 | $1,465 | 0 | — | — |
Every closing in 2026
All 19 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 |
|---|---|---|---|---|---|---|
| 401 Harrison Street, #44A | 2 | 1,648 | $3,000,000 | $1,820 | 3 | Aug 22 |
| 401 Harrison Street, #33D | 2 | 1,297 | $2,128,880 | $1,641 | 42 | Jul 13 |
| 401 Harrison St #43e | 2 | 1,949 | $2,100,000 | $1,077 | — | Mar 31 |
| 401 Harrison Street #26C | 2 | 1,334 | $1,995,000 | $1,496 | 0 | Sep 16 |
| 401 Harrison Street, #12F | 2 | 1,240 | $1,630,000 | $1,315 | 22 | Aug 26 |
| 401 Harrison Street, #13B | 2 | 1,312 | $1,565,000 | $1,193 | 13 | Apr 15 |
| 401 Harrison Street, #7C | 2 | 1,290 | $1,550,000 | $1,202 | 0 | Aug 13 |
| 401 Harrison Street, #6C | 2 | 1,289 | $1,380,000 | $1,071 | 60 | Jan 09 |
| 401 Harrison Street, #5F | 2 | 1,242 | $1,225,000 | $986 | 3 | Jun 25 |
| 401 Harrison Street #37G | 1 | 758 | $1,115,000 | $1,471 | 10 | Sep 28 |
| 401 Harrison Street #31G | 1 | 758 | $1,090,000 | $1,438 | 34 | Sep 13 |
| 401 Harrison Street, #19A | 1 | 840 | $1,040,000 | $1,238 | 53 | May 21 |
| 401 Harrison Street, #20A | 1 | 840 | $1,040,000 | $1,238 | 24 | Jul 07 |
| 401 Harrison Street, #18G | 1 | 758 | $1,040,000 | $1,372 | 12 | Jul 14 |
| 401 Harrison Street, #14A | 1 | 840 | $1,015,000 | $1,208 | 82 | Jul 28 |
| 401 Harrison Street, #10E | 1 | 707 | $888,888 | $1,257 | 7 | Aug 03 |
| 401 Harrison Street, #7G | 1 | 819 | $883,000 | $1,078 | 93 | Feb 11 |
| 401 Harrison St #5g | 1 | 807 | $800,000 | $991 | — | Mar 30 |
| 401 Harrison Street, #10D | 1 | 607 | $765,000 | $1,260 | 0 | Apr 13 |
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.
| Unit | Prior sale | Prior price | 2026 sale | 2026 price | Change |
|---|---|---|---|---|---|
| 401 Harrison Street, #33D | Dec 2017 | $2,515,000 | Jul 2026 | $2,128,880 | -15.4% |
| 401 Harrison Street, #44A | Apr 2019 | $3,500,000 | Aug 2026 | $3,000,000 | -14.3% |
| 401 Harrison Street #37G | Oct 2019 | $1,186,000 | Sep 2026 | $1,115,000 | -6.0% |
| 401 Harrison Street #31G | May 2019 | $1,149,000 | Sep 2026 | $1,090,000 | -5.1% |
| 401 Harrison Street #26C | May 2018 | $2,100,000 | Sep 2026 | $1,995,000 | -5.0% |
| 401 Harrison Street, #20A | Jun 2018 | $1,080,000 | Jul 2026 | $1,040,000 | -3.7% |
| 401 Harrison Street, #19A | Dec 2017 | $1,075,000 | May 2026 | $1,040,000 | -3.3% |
| 401 Harrison Street, #14A | Oct 2017 | $1,040,000 | Jul 2026 | $1,015,000 | -2.4% |
| 401 Harrison Street, #10E | Sep 2016 | $860,000 | Aug 2026 | $888,888 | +3.4% |
| 401 Harrison Street, #5F | Oct 2016 | $1,176,000 | Jun 2026 | $1,225,000 | +4.2% |
| 401 Harrison Street, #7C | Oct 2020 | $1,450,000 | Aug 2026 | $1,550,000 | +6.9% |
| 401 Harrison Street, #12F | Dec 2016 | $1,500,000 | Aug 2026 | $1,630,000 | +8.7% |
| 401 Harrison Street, #18G | Jul 2019 | $850,000 | Jul 2026 | $1,040,000 | +22.4% |
5 of these resold above the prior price, 8 below.
Rincon Hill, between two AI campuses
The Harrison sits at Harrison and First on Rincon Hill. Anthropic's Howard Street buildings are three blocks north (The Real Deal); Perplexity's 181 Fremont is two blocks north-west (SF Standard). Across the Bay Bridge approach to the south, the Brannan Street leases of the last quarter — Brex at 270 Brannan, Cognition at 333 Brannan, Airbnb at 850 Brannan — were three of the six 100,000-square-foot-plus deals CBRE counted citywide in Q3, all to tech tenants (SF Examiner). Total SF leasing through Q3 was 12.1 million square feet, up 49 percent year over year per Savills (Bisnow).
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://therealdeal.com/san-francisco/2026/04/07/anthropic-signs-another-san-francisco-office-lease/
- https://sfstandard.com/2026/04/07/i-leaderboard-san-francisco-office/
- 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://www.bisnow.com/news/san-francisco/office/ai-surge-driving-sf-office-market-leasing-to-strong-totals-in-decades
- 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://finance.yahoo.com/markets/stocks/articles/bay-area-condo-values-still-120000717.html
- The Harrison · 401 Harrison 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.