Selling a One Rincon Hill condo in 2026 starts with in-building comps: seven units at 425 1st Street closed in the six months through June at a median of $1.2M and $1,196 per square foot, with floor level and view tier driving closings from $903K to $3.3M.
Unless otherwise noted, all market figures in this guide are from MLS data.
Start with the fact that trips up half the owners who ask about this building: One Rincon Hill is two towers that no longer share a name. The complex at the crest of Rincon Hill pairs the original 60-story, 641-foot South Tower at 425 1st Street, completed in 2008 with 376 condominiums, with a north tower at 401 Harrison Street completed in 2014, the two joined at the base by a row of 14 townhomes for 709 units in all (per Wikipedia). The north tower now operates as The Harrison, a separately branded, higher-end building, and MLS HOA records still list it as One Rincon Hill Tower 2. If you own in the South Tower, your comps live in the South Tower. The two buildings share a podium and some amenities, but they do not share a price per square foot.
The neighborhood identity shifted too. The community benefit district covering Rincon Hill and Transbay rebranded the area as The East Cut in 2017, a nod to the historic Second Street Cut through the hill (Hoodline). What has not changed is how this building prices: less by the neighborhood than by floor level, line, and view tier. After pulling every closing this tower recorded in the first half of 2026, I can tell you the spread between the strongest and weakest of those seven sales was more than $900 per square foot. That spread, and what causes it, is the whole game when you price a unit here.
One Rincon Hill by the numbers
The list-to-close pattern says as much as the medians. Four of the seven sales closed under their list price, two closed at list, and one closed over: the 11th-floor one-bedroom at 425 1st Street #1107, which asked $935K and closed at $945K in February 2026. This is not a bidding-war building right now. It is a building that pays sellers who price accurately and discounts the rest.
What the first half of 2026 says about pricing your unit
The cleanest evidence in the comp set is the building's 819-square-foot one-bedroom floor plan, which closed three times in six months at three different altitudes. The 11th-floor unit, #1107, closed at $945K, or $1,154 per square foot, in February. The 19th-floor unit, #1907, with panoramic bay and Bay Bridge views, closed at $1,149,000, or $1,403 per square foot, in June. The 44th-floor unit, #4407, closed at $1,198,000, or $1,463 per square foot, in April after just 14 days on market. Same floor plan, same square footage, and a $253,000 spread from bottom to top of the stack.
The 1,238-square-foot two-bedroom line tells the same story with less drama. Unit #1406 on the 14th floor, a city-view unit, closed at $1.35M, or $1,090 per square foot, at the end of June. Unit #3706, the same floor plan 23 floors higher but still city-facing, closed at $1,457,000, or $1,177 per square foot. Altitude helped, but without a water view the premium stayed modest. View tier is doing more work than floor count alone: five of the seven 2026 closings carried a water or bay view tier, and the two city-view sales rank among the three lowest per-square-foot results in the set.
Then there is the outlier that proves the ceiling. Unit #5901, a 1,639-square-foot two-bedroom on the 59th floor with bay and Bay Bridge views, listed at $3.5M and closed at $3.3M, at $2,013 per square foot, in just 2 days on market in June. That is $550 per square foot above the next-closest sale in the set. High-floor view units at 425 1st Street behave like a different market, closer to the dynamics in our San Francisco luxury market guide than to the building's own mid-rise floors. One more detail worth noting: that sale carried a tenant-occupied flag, and it still moved in 2 days, because the price was set to sell rather than to test.
Rounding out the set, the smallest sale was #1208, a 755-square-foot one-bedroom on the 12th floor that closed at $903K, or $1,196 per square foot, in April after 18 days. Every one of the seven closings included parking, so a deeded space is table stakes in this building rather than a bragging right.
How the complex breaks down
The South Tower's 376 condominiums sit above a shared podium, and the 14 townhomes that join the two towers at street level are a distinct market from the tower units above them (Wikipedia). When you sell a tower unit, your comp set is tower units: same line first, then adjacent lines adjusted for floor level, view tier, size and condition. If a pricing pitch for a standard tower unit leans on comps from other buildings in a half-year with seven in-building sales on record, treat it as a red flag.
The amenity set is the other half of what your buyer is paying HOA dues for: a heated outdoor pool and spa, two fitness centers with yoga and steam areas, a 24-hour doorperson and concierge with valet parking, two club lounges, a BBQ and outdoor entertaining area, and a business center with a conference room. Per 2026 listing data, dues run roughly $1,200 to $1,585 a month depending on the unit. That figure belongs in your pricing conversation from day one, because your buyer's lender will put it in theirs.
The amenity layer: what your buyer is actually shopping
Marketing a unit here means marketing the block as much as the building. The location scores a 93 Walk Score, rated Walker's Paradise, and a perfect 100 Transit Score, rated Rider's Paradise; the Bike Score is a more modest 57. The N Judah stops at The Embarcadero and Brannan Street, under 400 meters from the lobby, and the 12 Folsom-Pacific runs from Folsom and 1st Street about 250 meters away (SFMTA). Salesforce Park, The Crossing at East Cut, Rincon Place and Emerald Park all sit within walking distance, and the food layer runs from Waterbar and Epic Steak on the waterfront to Local Kitchen & Wine Merchant, Town's End Restaurant & Bakery, and 21st Amendment Brewery closer in (OpenStreetMap). Oracle Park and the Embarcadero anchor the weekend radius, with direct approaches to the Bay Bridge and to Highways 80, 101 and 280 for drivers.
Two quieter selling points show up in public data. National Weather Service station sampling this spring ran 1.29°F warmer around this corner of the city than the citywide station average, and logged zero foggy hours in its observation window while the citywide sample logged fog in 10.3% of hours; this is genuinely one of San Francisco's sun pockets. And the census block group covering the tower skews sharply toward high earners: 89.4% of adults hold at least a bachelor's degree, median household income tops the $250,000 reporting ceiling, 40.2% of workers work from home, and 32% walk to work (Census ACS 2023). Median gross rent in the block group is $3,501, context worth knowing if your likely buyer is an investor running the rent math.
What to consider before selling here
The HOA dues change the buyer math
I don't sugarcoat this part: $1,200 to $1,585 a month in dues, per 2026 listing data, is a second mortgage payment in some markets, and every buyer's agent will do that arithmetic out loud. The dues buy real services, from the doorperson to the pool to structural insurance, but they compress what a buyer can offer on price. Expect dues questions in the first showing, and have the HOA budget and reserve picture ready.
The building median will mislead you
The $1.2M median and $1,196-per-square-foot figures are honest math and nearly useless pricing tools on their own. The first half of 2026 ran from $1,090 per square foot for a mid-rise city-view two-bedroom to $2,013 for a 59th-floor bay-view unit. Pricing off the building median instead of your line and view tier is how a unit ends up in the wrong half of the days-on-market table.
Time on market splits hard here
Five of the seven 2026 closings sold in 23 days or fewer; the other two took 56 and 111 days. The 111-day sale, #3706, opened at $1,495,000 and finally closed at $1,457,000. The lesson is not that the building is slow. It is that this building's buyers are comp-literate, and a list price the in-building evidence cannot support just sits, publicly, while the correctly priced unit five floors down goes into contract.
A tenant in place adds real steps
One of the seven closings was tenant-occupied at sale, and it worked out fine, but do not improvise this. Showings need coordination, San Francisco's owner move-in rules constrain what a buyer who wants to occupy can do and when, and your disclosure package needs the tenancy documented cleanly. If your unit is leased, the sale plan and the tenancy plan have to be built together, before the listing goes live.
The seller playbook for the rest of 2026
Here's what I'd tell an owner at 425 1st Street this month. First, anchor on your own line. If an 819-square-foot one-bedroom in the 07 stack is your unit, your starting evidence is $1,154 to $1,463 per square foot depending on floor and view, closed within the last five months, and your list price needs a reason every time it strays from that range. Condition and upgrades move the number; so does parking, though with parking present in all seven 2026 closings, its absence hurts more than its presence helps.
Second, respect the deal dynamics beyond the comps. A clean all-cash offer can beat a higher financed one, a lone offer negotiates very differently than a multiple-offer situation, and a vacant, turnkey unit removes the two friction sources this building's slow sales shared. The buyers I meet in this building tend to arrive with the comp table already open on their phone, so the negotiation usually turns on terms, not on whether your number is real.
Third, mind the calendar without worshiping it. San Francisco sells in two cycles, spring from just after Valentine's Day through the end of June, and fall from late August through Halloween, tapering to Thanksgiving. A July prep-and-stage schedule that launches into the fall window is the natural play from here; the Q2 2026 citywide report has the broader backdrop, including a citywide 12-month median of 12 days on market that makes this building's fast half look normal and its slow half look expensive. Last, get ahead of the lender questions: the building's MLS listings over the past six months show no HOA litigation disclosures, but have your HOA documents and warrantability answers ready before the first offer, since financing terms move price at this dues level.
Frequently asked questions about One Rincon Hill
How much is a One Rincon Hill condo worth in 2026?
In the six months through June 2026, seven condos closed at One Rincon Hill at a median of $1.2M and $1,196 per square foot (MLS). The spread is wide: a 755-square-foot one-bedroom on the 12th floor closed at $903K in April, while a 59th-floor, 1,639-square-foot two-bedroom with Bay Bridge views closed at $3.3M in June. Floor level, view tier and floor plan set the number.
How long does it take to sell a One Rincon Hill condo?
The seven closings in the first half of 2026 ranged from 2 to 111 days on market, and five of the seven closed in 23 days or fewer (MLS). The longest sale, a 37th-floor two-bedroom, listed at $1,495,000 and took 111 days to close at $1,457,000. Ask and outcome are connected here: units that opened at a defensible number moved in under a month.
Do higher floors at One Rincon Hill sell for more?
Yes: in 2026 the 819-square-foot one-bedroom floor plan closed at $1,154 per square foot on the 11th floor, $1,403 on the 19th, and $1,463 on the 44th (MLS). The 1,238-square-foot two-bedrooms told the same story, $1,090 per square foot on the 14th floor against $1,177 on the 37th. Floor level, and the view tier it unlocks, is this building's strongest price lever.
Is One Rincon Hill the same building as The Harrison?
No: The Harrison at 401 Harrison Street was completed in 2014 as this complex's north tower and now trades as a separate, higher-end building (Wikipedia). MLS HOA records still list 401 Harrison as One Rincon Hill Tower 2, and the towers connect at the base through a row of 14 townhomes, but pricing does not transfer: a One Rincon Hill unit comps against One Rincon Hill closings, not The Harrison's.
What are the HOA dues at One Rincon Hill?
Per 2026 listing data, dues at One Rincon Hill run roughly $1,200 to $1,585 a month depending on the unit. That range covers the doorperson, elevators, structural insurance, exterior and grounds maintenance, management, recreation facilities, trash and water. Confirm the exact figure on the specific listing before pricing a sale, because at this dues level the monthly carrying cost is a real part of any buyer's decision.
When is the best time to sell a One Rincon Hill condo?
For a 2026 sale, the two windows that matter are spring, from just after Valentine's Day through the end of June, and fall, from late August through Halloween. San Francisco's market tapers toward Thanksgiving. Listing in mid-July means preparing now and launching into the fall window. The comp set matters more than the calendar, though: this year's June closings at 425 1st Street included both the fastest and slowest sales of the half.
Talk to me about One Rincon Hill
If you own at 425 1st Street and want to know what your specific line, floor and view are worth right now, I can pull the unit-level comp set and walk you through the pricing case before you commit to anything. I'm Chris Chour, founder/broker of EON Real Estate. Most of my work is single-family and condo transactions in SF's luxury neighborhoods. No pitch, just the comps and an honest read on your timing.
