San Francisco, California
San Francisco gives away nineteen years of its property tax roll under a public-domain dedication and describes it as holding "all legally disclosable information" — and the owner's name is not in it, which is the cleanest statement anywhere of the California rule.
8 buildings · 6 with an owner established · 10 sources · 2 tier B · 6 tier A · prepared 2026-09-27
California keeps owners' names out of the assessment roll, and San Francisco's own wording proves it: the Assessor-Recorder publishes the entire secured property tax roll from 1 July 2007 to 30 June 2024 as open data under the Open Data Commons Public Domain Dedication and License, and describes it as including "all legally disclosable information, including location of property, value of property, the unique property identifier, and specific property characteristics". Owners are not on that list. Ownership is still a public record, but on the Recorder's side of the same office — one recorded deed at a time, for a copy fee — and there is no register of title, no searchable owner index in the open data and no bulk owner product. Sale dates are published (the roll's current_sales_date is a real last-transfer date) but prices are not, so San Francisco offers open values, open dates, and neither owners nor prices.
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| Salesforce Tower 415 Mission Street (APN 3720009) 1,420,682 sq ft · 63 floors |
Office | BXP, Inc. (formerly Boston Properties) BXP's 2025 Form 10-K lists Salesforce Tower, San Francisco, CA at 1,420,682 sq ft and 98.0% leased, with no partial-ownership parenthetical of the kind it attaches to part-owned assets. Floors, the APN and the assessed values come from San Francisco's 2025 closed roll, which puts it at 63 storeys, built 2018, $236,208,037 land + $1,713,847,455 improvements and a last transfer date of 26 March 2013. |
REIT | —B |
| 555 California Street 555 California Street (APN 0259026), California and Montgomery Streets 1.8 million sq ft (three buildings) · 52 floors |
Office | Vornado Realty Trust 70% controlling interest Vornado's 2025 Form 10-K: "We own a 70% controlling interest in a three-building office complex aggregating 1.8 million square feet, located at California and Montgomery Streets in San Francisco's financial district." Occupancy 88.9% at 31 December 2025, weighted average annual rent $103.50 per sq ft. Storeys and the 6 March 2006 transfer date are from San Francisco's 2025 roll. |
REIT | —B |
| One Market Plaza 1 Market Street (Spear and Steuart Towers) 1,608,499 sq ft (two buildings) |
Office | Paramount Group, Inc. 49.0% Paramount's Form 10-K for FY2024 lists One Market Plaza under San Francisco at a 49.0% Paramount ownership interest, 2 buildings, 1,608,499 sq ft, 90.1% leased, $112.55 annualised rent per sq ft, and describes it as "a 1.6 million square-foot two-building trophy asset". The filing also records that Paramount's JV partner holds forced-sale rights exercisable from 31 March 2021. |
REIT | —A |
| Embarcadero Center One, Two, Three and Four Embarcadero Center 4,795,629 sq ft including Salesforce Tower; Embarcadero Center alone 3,374,947 sq ft |
Office | BXP, Inc. BXP's 2025 Form 10-K lists Embarcadero Center One (838,051 sq ft, 70.1% leased), Two (804,891, 73.4%), Three (786,411, 75.6%) and Four (945,594, 87.9%), all San Francisco, CA, each without a partial-ownership note. The 3,374,947 sq ft total is our sum of those four stated figures, not a figure in the filing. |
REIT | —A |
| Ferry Building 1 Ferry Building, The Embarcadero 266,402 sq ft |
Mixed use | Hudson Pacific Properties 55.0%, through Hudson One Ferry REIT, L.P. HPP's 2025 Form 10-K lists the Ferry Building, San Francisco, at 266,402 sq ft and 98.8% leased, and its consolidated-entity table gives "Hudson One Ferry REIT, L.P. — Ferry Building — 55.0%" as the ownership interest. |
REIT | —A |
| 1455 Market Street 1455 Market Street 1,007,646 sq ft |
Office | Hudson Pacific Properties HPP's 2025 Form 10-K property table: 1455 Market, San Francisco, 1,007,646 sq ft, 47.2% leased, $39.54 annualised rent per sq ft — the starkest occupancy figure in its San Francisco portfolio, which also includes Rincon Center (530,135 sq ft, 97.4% leased) and 901 Market (204,381 sq ft, 32.4%). |
REIT | —A |
| 1101 Van Ness Avenue 1101 Van Ness Avenue (APN 0695007), Western Addition 1,015,000 sq ft (roll property area) · 12 floors |
Mixed use | Not established a paid title search would answer it The single highest-assessed parcel in San Francisco's 2025 closed roll: $80,416,922 land + $1,819,188,514 improvements + $776,232,717 assessed fixtures, 12 storeys, built 2019, use code "Commercial Misc". The roll names nobody; establishing the owner means buying a recorded deed from the Recorder, whose fee page is behind a WAF. |
Not established | —A |
| 181 Fremont Street 181 Fremont Street (APN 3719450) 432,000 sq ft (roll property area) · 55 floors |
Mixed use | Not established a paid title search would answer it 55 storeys, built 2018, assessed at $42,841,411 land + $492,866,695 improvements on the 2025 roll, with no transfer date recorded. No SEC registrant's property table that was opened here names it, and the roll names no owner. |
Not established | —A |
The core land
The most valuable ground in the city, and what the public record says about it.
San Francisco's roll is unusually complete on value and unusually silent on people: it separates land, improvements and assessed fixtures on every parcel, back to 2007, under a public-domain dedication. Figures are the 2025 closed roll — the freshest year present in the data, which is one year later than the dataset's own description implies.
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
San Francisco builds few homes and most of what it does build is subsidised: the city's own Housing Production data records 3,034 net new units completed in 2025, of which 1,784 — 59% — were below market rate, against 5,590 net units in 2021. There is no builder league table for the city, but there is something better: the Mayor's Office of Housing publishes its affordable pipeline as open data naming each project's lead sponsor and unit count — 190 projects, 27,009 total units, 10,100 MOHCD-affordable units. Two quirks are worth knowing. The private inclusionary side of that pipeline is often filed under the sponsor's land-use counsel rather than the developer, so "Reuben, Junius & Rose, LLP" appears as lead sponsor of 16 projects and 1,849 units. And at the national scale, the 2026 Pro Builder Top 200 ranks 28 builders operating in the Pacific region, led by Lennar, D.R. Horton and KB Home, with 39,324 for-sale and for-rent closings in 2025 and 29,834 of them in California — almost none inside San Francisco's city limits.
| Name | Type | Pipeline units (total / MOHCD-affordable) |
|---|---|---|
| Maximus Real Estate Partners Largest lead sponsor in the MOHCD/OCII affordable pipeline: 4 projects, 5,735 total units of which 287 are MOHCD-affordable — a market-rate platform carrying an inclusionary obligation, the mirror image of the nonprofits below. |
Private equity | 5,735 / 287A |
| Five Point Holdings, LLC / The Shipyard Communities, LLC Five Point's 2025 Form 10-K: Candlestick and The San Francisco Shipyard, ~800 acres of bayfront land, "can include up to approximately 12,000 homesites, approximately 6.3 million square feet of commercial space". The venture is The Shipyard Communities, LLC; Five Point's operating company holds all Class B units and 99% of available cash, with Class A units held by affiliates of Lennar and GFFP. |
Public company | up to ~12,000 homesitesA |
| Mercy Housing California 8 projects in the MOHCD affordable pipeline, 971 total units of which 956 are MOHCD-affordable — effectively 100% subsidised, unlike the market-rate sponsors. |
Institution | 971 / 956A |
| Tenderloin Neighborhood Development Corporation 7 pipeline projects, 803 total units, 799 MOHCD-affordable. A neighbourhood nonprofit is one of the three largest producers of new homes in the city. |
Institution | 803 / 799A |
| Chinatown Community Development Center 6 pipeline projects, 724 total units, 715 MOHCD-affordable. |
Institution | 724 / 715A |
| The John Stewart Company 4 pipeline projects, 438 total units, 405 MOHCD-affordable — a for-profit developer-operator working almost entirely in the subsidised segment. |
Private company | 438 / 405A |
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Downtown San Francisco is held by a short list of US-listed office REITs, all of which disclose per-building floor area and ownership percentages — which is how the owner of a San Francisco tower gets established at all, given that the assessment roll names nobody. The same filings also record how much of that space is empty: BXP's Embarcadero Center towers run 70–88% leased and Hudson Pacific's 1455 Market is 47.2% leased.
| Name | Type | Floor area (as stated in filings) |
|---|---|---|
| Kilroy Realty Corporation 2025 Form 10-K, San Francisco Bay Area segment: 30 stabilised buildings, 5,564,971 sq ft, 86.2% occupied, $334.5M annualised base rent at $70.21 per sq ft. Also holds the Flower Mart development site in the San Francisco CBD at 2,300,000 sq ft. |
REIT | 5,564,971 sq ft, 30 buildingsA |
| BXP, Inc. 2025 Form 10-K: Salesforce Tower 1,420,682 sq ft and Embarcadero Center One–Four at 838,051 / 804,891 / 786,411 / 945,594 sq ft. The total is our sum of the filing's stated per-property figures. |
REIT | 4,795,629 sq ft, 5 towersA |
| Paramount Group, Inc. FY2024 Form 10-K: One Market Plaza 1,608,499 sq ft at 49.0%, Market Center 750,372 sq ft at 67.0%, plus 300 Mission Street at 31.1% and 111 Sutter Street at 49.0%. Market Center and 111 Sutter are designated "non-core". Total is our sum of the two stated areas; this is Paramount's most recent 10-K, filed 27 February 2025. |
REIT | 2,358,871 sq ft, 4 assetsA |
| Hudson Pacific Properties 2025 Form 10-K: 1455 Market 1,007,646 sq ft (47.2% leased), Rincon Center 530,135 sq ft (97.4%), Ferry Building 266,402 sq ft (98.8%, 55.0% interest via Hudson One Ferry REIT, L.P.), 901 Market 204,381 sq ft (32.4%). Total is our sum. |
REIT | 2,008,564 sq ft, 4 assetsA |
| Vornado Realty Trust 2025 Form 10-K: a 70% controlling interest in the three-building 555 California Street complex, 88.9% occupied, $103.50 weighted average annual rent per sq ft. Vornado's only San Francisco holding. |
REIT | 1.8M sq ft, 3 buildingsA |
| Five Point Holdings, LLC 2025 Form 10-K: Candlestick and The San Francisco Shipyard are entitled for approximately 6.3 million sq ft of commercial space, with a November 2024 City approval moving about 2 million sq ft of R&D and office space to Candlestick, giving Candlestick alone up to ~2.8 million sq ft. |
Public company | 6.3M sq ft entitledA |
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- The owner of 1101 Van Ness Avenue, the city's highest-assessed parcel, and of 181 Fremont Street — neither is in any filing opened here and the roll names nobody.
- The per-document copy fee at the SF Assessor-Recorder: sf.gov answers an AWS WAF challenge to both curl and WebFetch, so no fee is stated on this page.
- Cumulative homes-built figures for BRIDGE Housing, Mercy Housing and TNDC — all three render their counters client-side.
- The ranked Pro Builder Top 200 table itself: the free article states the leaders (D.R. Horton, Lennar, Pulte, Toll Brothers, NVR nationally; Lennar, D.R. Horton, KB Home in the Pacific region) but not the per-builder unit counts.
- Zillow's anti-scraping clause could not be quoted first-hand — its terms page answers 403.
- The roll's own description says it spans to 30 June 2024, but the data contains a 2025 closed roll year; which of the two is authoritative is not stated anywhere on the dataset page.
- No open sales-price dataset exists for San Francisco. The roll's current_sales_date gives a transfer date with no price, so no acquisition price is recorded on any building above.
Sources
- Assessor Historical Secured Property Tax Rolls — Office of the Assessor-Recorder, City and County of San Francisco (DataSF) · openA
- BXP, Inc. Form 10-K for the year ended December 31, 2025 — US Securities and Exchange Commission (EDGAR) · openA
- Vornado Realty Trust Form 10-K for the year ended December 31, 2025 — US Securities and Exchange Commission (EDGAR) · openA
- Paramount Group, Inc. Form 10-K for the year ended December 31, 2024 — US Securities and Exchange Commission (EDGAR) · openA
- Hudson Pacific Properties, Inc. Form 10-K for the year ended December 31, 2025 — US Securities and Exchange Commission (EDGAR) · openA
- Mayor's Office of Housing and Community Development Affordable Housing Pipeline — MOHCD / OCII, City and County of San Francisco (DataSF) · openA
- Five Point Holdings, LLC Form 10-K for the year ended December 31, 2025 — US Securities and Exchange Commission (EDGAR) · openA
- Kilroy Realty Corporation Form 10-K for the year ended December 31, 2025 — US Securities and Exchange Commission (EDGAR) · openA
- Housing Production — 2005 to present — San Francisco Planning / DBI (DataSF) · openA
- The Pro Builder 2026 Top 200 — Pacific Region, and The 2026 Top 200 Rankings — Pro Builder (Endeavor Business Media) · openA