The Knox at 22nd and Mississippi: four closings this year at $1,246 a foot, flat on last year, with the 2021 peak buyer of #413 out 1.7 percent after two days on market

The Knox is the flattest line in this series. Four condominiums closed at 1300 22nd Street between January 1 and October 15, 2026, against four in the same window of 2025; $4,357,000 of volume against $4,822,400. The median sale is $1,084,500 and the median price per square foot is $1,246, against $1,252 last year, and 9 percent under the building's high of $1,371 in 2021. Since 2022 the annual figure has stayed between $1,191 and $1,252.

Three two-bedrooms sold at a median of $1,254,000 and $1,347 a foot. The high sale is #413, 952 square feet at $1,288,000 on July 31, into contract in two days, which is $1,353 a foot; it was bought in May 2021, the building's peak year, for $1,310,000, and is the year's one paired resale, down 1.7 percent. #117, 931 square feet, closed at $1,254,000 on July 1 after 14 days. The one one-bedroom, #119, is the low at $900,000 for 785 square feet, and it never listed. The median listed sale took 14 days to contract, and two of three went inside two weeks.

Three transfers under $300,000 are left out of every median above.

Trumark Urban built The Knox with BDE Architecture: 91 condominiums on five floors with a green roof, a butterfly habitat, a media room and a bike shop, at the corner of 22nd and Mississippi where Dogpatch meets Potrero Hill. Sales opened in November 2016 from the $750,000s, it was billed as Dogpatch's only for-sale building at the time, and it sold out in under ten months (Bisnow; Ocean Home; Builder).

2026 so far, against the same window in 2025

Closings at The Knox 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 Knox since March 2017, 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 $1,371 in 2021 (7 closings). 2026 year to date stands at $1,246.

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, 1 below.

22nd and Mississippi

The 22nd Street Caltrain station is two blocks east and the 20th and 23rd Street T Third stops three blocks beyond it; the Potrero Hill Playground and the Museum of Craft and Design are within a few blocks (Ocean Home). Esprit Park, three blocks east, reopened in February 2025 after its first full renovation, with an off-leash dog area, and the Minnesota Grove pocket park opened in December 2025 as part of a $4 million repaving of Minnesota Street (Local News Matters; SF Chronicle).

The big change on this side of the hill is the Potrero Power Station on the waterfront at 22nd and Illinois: about 2,000 homes, a hotel and a seven-acre park, with first residents due in early 2026, a UCSF clinical building opening in 2028, and 342 more units announced in August 2026 (Nob Hill Gazette; SFist). No AI office sits in Dogpatch or on Potrero Hill; the nearest are OpenAI's Mission Bay buildings to the north and the Design District leases on the other side of the hill (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