Clients, friends, and colleagues:
Here's some quick, bite-sized data points in San Francisco to start you off. More context and background on mortgage rates and Anthropic's potential fall IPO below.
Single-Family Homes
The median sale price increased 25.2% year over year but declined 4.7% month over month to $2.05 million.
Median price per square foot rose 19.6% year over year to $1,181, but slipped 4.0% month over month.
Closed sales declined 11.7% year over year and 35.4% month over month to 173 transactions, while pending sales fell 11.2% year over year and 32.7% from June to 150.
Inventory remained constrained, falling 40.9% year over year, though it increased 2.6% from last month to 156 active listings.
Average days on market declined 16.2% year over year but increased 32.1% month over month to 28 days.
Condominiums
The median condo sale price increased 13.6% year over year and 3.1% month over month to $1.25 million.
Median price per square foot rose 13.1% year over year to $1,103 but fell 2.1% month over month.
Closed sales increased 24.9% year over year but declined 14.0% from June to 276 transactions, while pending sales rose 15.7% year over year and fell 32.6% month over month to 221.
Inventory declined 42.5% year over year and 9.9% month over month to 417 listings.
Average days on market fell 38.0% year over year but rose 15.3% month over month to 43.3 days.
Stock Market
Mortgage rates and Anthropic's potential IPO this fall
Mortgage rates ended July near their highs for the year (average 30-yr fixed sits around 6.7% as of today), taking some momentum out of homebuyer demand. But in San Francisco, sales have been driven more by wealth creation than by mortgage rates: the AI boom has spiked demand, especially for family-ready homes in specific neighborhoods.
That boom is concentrated in the city proper, with modest overflow onto the Peninsula. San Francisco's median sales price is up 25% year-over-year; San Mateo County is up nearly 10%. In the other eight Bay Area counties, price trends look much more like the country as a whole, essentially flat versus a year ago. We've included a map showing price changes across the region so you can compare how each area is faring.
Rates remain elevated largely on inflation fears, with bonds under pressure from war-driven energy prices, tariffs, and unchecked government spending. What could bring rates down? Easing tensions in the middle east, and/or a substantial slowdown in the labor market would ease some of that inflationary pressure. The U.S. labor market is already sluggish, and Northern California shows the same pattern: unemployment is low, but so is job creation. It's a low-hire, low-fire economy nationally.
Beyond rates, jobs matter directly for housing, since relocations for work are traditionally a major driver of demand. In the Bay Area, some AI companies are hiring fast, but the broader regional story is slightly fewer jobs in recent months. That divide shows up in housing: job creation in San Francisco is fueling demand there, while sluggish hiring elsewhere in the region means less.
Anthropic's IPO could hit as soon as this October, and many investor analyses are expecting an evaluation of $2 trillion or more. What does this mean for our market? Is it going to print new wealthy buyers and continue our surge in prices? From my research, there's likely around 1,500-3,000 Anthropic employees in SF (there's no definitive pubilc number). The standard lock-up period is 90-180 days, which puts real employee liquidity in Q1-Q2 2027. And more critically, a lot of the AI liquidity has likely already landed in our market -- the WSJ reported more than 600 current and former OpenAI employees sold $6.6B in shares last October.
Instead of expecting a second wave of new cash buyers entering the market this fall from the IPO, it's going to be more-so driven by our already high demand/low supply environment, coupled with confidence in the AI sector and the overall direction of San Francisco. Remember that our city is small, only 7x7, so our prime real estate (single-families, boutique condos in quality locations) is well-poised for continued growth.
Here are the charts for August 2026 overview: local markets are diverging from both the regional and national picture. Real estate is local, but the bigger picture still matters. San Francisco-specific charts are below the national figures.
As always if you have any questions, feel free to reach out!
Sincerely,
Ron
