The Pacific at 2121 Webster: two closings this year, one of them the largest condominium sale in San Francisco in 2026, $14,813,333 for 4,084 square feet

The Pacific produced the largest condominium sale in San Francisco this year. Two residences closed at 2121 Webster Street between January 1 and October 15, 2026, against three in the same window of 2025; $19,808,333 of volume against $12,075,000. #1, a 4,084-square-foot three-bedroom, closed on January 28 for $14,813,333, which is $3,627 a foot, without listing; no condominium in any building on this site has closed higher in 2026, and the next two, both at The Avery, were $10,500,000 and $9,845,000. #111, a 2,620-square-foot three-bedroom, closed at $4,995,000 on April 7 after eight days, at $1,906 a foot.

The median price per square foot across the two is $2,766, against $2,925 for last year's three sales and the building's high of $2,830 in 2023, when eleven units closed at a median of $5,250,000. No unit that closed in 2026 has a prior recorded sale, so there is no paired-resale table; both are first sales in the record.

Trumark Urban converted the 1965 University of the Pacific dental school with Glenn Rescalvo of Handel Architects, adding two floors, replacing the precast skin with champagne metal and glass, and turning the mechanical penthouse into four duplex penthouses: 66 residences in the eight-story building and ten townhomes on the former parking lot facing Sacramento and Clay, 98 garage spaces, a valet and an observatory lounge; Ross Perot Jr. was the lead investor, phase-one sales passed $120 million within weeks in September 2016, and pricing ran from just under $2 million to $18 million (SocketSite; Handel Architects; Multi-Housing News).

2026 so far, against the same window in 2025

Closings at The Pacific 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 Pacific since August 2016, 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 $2,830 in 2023 (11 closings). 2026 year to date stands at $2,766.

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.

Webster and Sacramento, a block from Fillmore

The building holds the block of Webster between Sacramento and Clay, its townhomes fronting both cross streets, one block east of the Fillmore Street shops (SocketSite). On Fillmore, Miette moved from Hayes Valley to 2252 Fillmore, across from the Clay Theatre, in September 2025, and the Blue Bottle at 2455 Fillmore closed for a remodel in August; Neil Mehta's Upper Fillmore Revitalization Project, which owns seven buildings on the 2200 block, added $50 million to its fund in April 2026 and bought 2035-2047 Fillmore in August, with two Michelin-chef restaurants and a renovated Clay Theatre planned (What Now SF; Hoodline; Wikipedia; SF Standard).

No AI office of any size is within walking distance; the office figures in the paragraphs below describe SoMa, three miles east, and the public-offering calendar reaches this block only through the people who live on it.

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