Stonestown, San Francisco: Homes, Redevelopment & Real Estate Guide
Stonestown is the MLS subdistrict west of 19th Avenue that holds Stonestown Galleria, San Francisco State University and the Parkmerced apartment complex, along with a small set of owner-occupied homes. It is code 3D in SF District 3. Of its 334 parcels on the 2025 roll, only about 186 are condominiums or houses, and all but four of those are on Summit Way, a development the roll dates to 2015 through 2017.
That makes Stonestown different from every other District 3 neighborhood. Most of the land is a mall, a university and a large rental community, and two of the city’s biggest approved housing plans, Stonestown’s and Parkmerced’s, are on it.
Stonestown homes for sale
Stonestown market report
What subdistrict 3D contains
The table groups the parcels the Assessor’s roll codes to 3D by their addresses. Matching those addresses to the mall, the campus and Parkmerced is our reading of the roll, not a label the roll itself carries, so confirm the subdistrict code on any listing.
| Area (by address) | Parcels the 2025 roll codes to 3D |
|---|---|
| Stonestown Galleria | Shopping-center and department-store parcels at 3251 20th Avenue, 501 Buckingham Way and 285 Winston Drive, plus a commercial garage and a medical office building at 595 Buckingham Way |
| San Francisco State University | School parcel at 1600 Holloway Avenue |
| Parkmerced | 41 apartment parcels of 15 or more units, including 24 at 3711 19th Avenue and others on Font Boulevard and Arballo, Serrano, Garces, Chumasero, Cambon and Gonzalez drives, most built 1942 to 1951 |
| Summit Way | 122 condominium units, nearly all recorded as built in 2015 or 2016, and 60 houses, most with no build year on the roll yet |
| Eucalyptus Drive | Four houses and several church and club parcels |
| Civic | A fire station parcel at 390 Buckingham Way |
To the north, across Eucalyptus Drive, is Merced Manor; to the east, across 19th Avenue, Lakeside; to the west, Lake Merced and Lake Shore; and to the southeast, across Junipero Serra Boulevard, Ingleside Heights.
Summit Way: where the for-sale homes are
The roll counts 182 parcels on Summit Way. Their recorded coordinates put them in a compact block at the subdistrict’s southern edge, on the Brotherhood Way side of Parkmerced. They split into 122 condominium units, 120 of them recorded as built in 2015 or 2016, and 60 parcels classed as single-family dwellings, of which only ten carry a build year (2015 to 2017). The roll zones them RM-1, low-density mixed residential, and Planning’s current map shows RM-1 at the point we checked.
For a buyer, newer construction here means the questions are less about original systems and more about the homeowners association: its budget, reserves, insurance, rules on rentals and any construction-defect history. Our San Francisco condo guide lists the documents to request. Outside Summit Way, owner-occupied housing in 3D comes down to four houses on Eucalyptus Drive.
The Stonestown Development Project, step by step
Brookfield Properties’ plan covers about 43 privately owned acres: 11 acres of shopping center that would largely stay, 3 acres of streets and 27 acres of surface parking to be redeveloped. It allows up to 3,500 homes in a predominantly residential district, with parks and plazas, retail, community space, office and structured parking. Planning’s project page sets out the approval sequence:
- May 9, 2024: the Planning Commission certified the environmental impact report and recommended approval, 7-0.
- July 8, 10 and 15, 2024: Board of Supervisors committees recommended approval unanimously.
- July 16 and 23, 2024: the full Board approved the project unanimously on first and second reading.
- September 1, 2024: the approvals became operative.
- July 7, 2025: the date on the final, recorded development agreement.
The project is described as multi-phased, but the page gives no phasing timeline or construction schedule. Planning’s zoning map now shows the site as the Stonestown Mixed-Use District (S-MU) inside a Stonestown Special Use District, with a 30/190-ST height district at the point we checked, meaning the tallest buildings could reach 190 feet. For neighbors, the long-run questions are building heights, traffic on 19th Avenue and Winston Drive, and when shops and open space arrive.
Parkmerced: entitled, unbuilt and in receivership
Parkmerced covers about 152 acres with 3,221 existing apartments, built quickly after World War II, according to the San Francisco Standard. The Board of Supervisors approved its multidecade redevelopment by a 6-5 vote in 2011: about 7,200 new units over 20 to 30 years, for roughly 10,000 homes in all, with about 1,500 rent-controlled townhomes to be replaced. Planning approved a first phase of about 1,668 units in 2015, but construction never began.
The financing then unraveled. After a $1.8 billion refinancing in 2019 and failed talks in 2024, a San Francisco judge put the property in receivership in March 2025, with Douglas Wilson Companies in charge. In July 2026, Hoodline reported, citing the Standard, that Yellowstone Real Estate Investments took the parcels for the first four subphases, about 1,668 entitled homes, at a trustee sale using credit bids. The rest of the complex remains in receivership; the article said existing leases and day-to-day maintenance were not immediately affected, and no construction date has been announced.
Parkmerced is a rental community, so it rarely produces sales comparables; its effect on nearby owners is about what eventually gets built. Planning’s map shows it zoned PM-R (Parkmerced Residential) within a Parkmerced special use district.
Liquefaction across the campus and along Brotherhood Way
Two mapped liquefaction polygons cross 3D on Planning’s copy of the state seismic hazard map. One runs east from Lake Merced across the San Francisco State campus area toward 19th Avenue, roughly between Holloway Avenue and Winston Drive; it is the same band that continues through Lakeside and Ingleside Terrace. The other follows Brotherhood Way along the south side of Parkmerced, and its northern edge reaches the Summit Way development.
The mall point we checked lies outside both and is in FEMA Zone X (unshaded). For a Summit Way home, check whether the specific parcel is inside a mapped zone; our San Francisco hazard maps page shows how.
Two M stations and six bus lines
The M Ocean View has two high-platform stations in the 19th Avenue median here: Stonestown Galleria, at Winston Drive, and San Francisco State University, at Holloway Avenue. Both date from 1993 to 1995, when service was restored as part of the 19th Avenue platform and trackway project. Wikipedia lists the 18, 28, 28R, 29, 57 and 58 at the Stonestown station and the 28, 28R and 29 at SF State, and notes that riders coming from the west side must cross several lanes of 19th Avenue to reach the platforms.
SFMTA’s route page shows the 29 Sunset reaching the area along Lake Merced Boulevard and Winston Drive, looping via Crespi Drive and continuing east on Holloway. A long-range Muni subway concept would put the M underground with stations at Winston Drive, Holloway and Parkmerced, at an estimated $3 billion, but it has no construction date.
Selling a home in Stonestown
With so few owner-occupied homes, Summit Way sales are compared mainly with each other, and then with condominiums at Lake Merced Hill in Lake Shore and newer townhouse-style homes elsewhere on the west side.
- Order the HOA resale package early and review it for reserve levels, insurance and any pending litigation.
- Expect buyers to ask about the Stonestown and Parkmerced plans; point them to Planning’s project page and published reporting rather than predicting timing.
- Have the hazard disclosure ready, given the liquefaction mapping along Brotherhood Way.
- Review the citywide requirements in our San Francisco selling requirements guide.
The market report on this page shows current figures for subdistrict 3D.
Questions people ask
What neighborhood is Stonestown in?
On the MLS it is its own subdistrict, 3D, in District 3. It includes Stonestown Galleria, San Francisco State University, Parkmerced and the Summit Way homes, west of 19th Avenue and south of Eucalyptus Drive.
Can you buy a home in Stonestown?
Yes, but the choice is narrow. The roll shows 122 condominium units and 60 houses on Summit Way, a development with recorded build years of 2015 to 2017, plus four houses on Eucalyptus Drive. Parkmerced is rental housing.
When will the Stonestown redevelopment be built?
Planning’s project page shows approvals operative since September 2024 and a recorded development agreement dated July 2025, but gives no construction schedule or phasing timeline.
How tall can buildings be at Stonestown?
Planning’s height map shows a 30/190-ST district at the mall point we checked, meaning buildings up to 190 feet in some locations. Check the project documents for where each height applies.
What is happening with Parkmerced?
Its 2011 redevelopment plan is still unbuilt. The property went into receivership in March 2025, and in July 2026 a lender took the first-phase parcels at a trustee sale, according to Hoodline citing the San Francisco Standard.
Is Stonestown in a liquefaction zone?
Parts of the subdistrict are mapped: a band across the SF State campus area and a strip along Brotherhood Way. The mall point we checked was outside both; check each parcel.
Which Muni lines serve Stonestown?
The M Ocean View at Stonestown Galleria and SF State stations, and buses including the 18, 28, 28R, 29, 57 and 58.
Selling a Summit Way home, or deciding whether to buy near the Stonestown site? Ask for a home valuation built on recent comparable sales, or read our San Francisco buyer guide and the citywide San Francisco neighborhood guide.
Sources & notes
- DataSF (Office of the Assessor-Recorder): Assessor Historical Secured Property Tax Rolls, 2025 closed roll (parcel counts by class, build years, stories, zoning codes, street listings and subdistrict extents; queried October 2026)
- San Francisco Planning: PlanningData map service (zoning, height and special use districts, seismic hazard liquefaction and landslide layers, FEMA flood layer; point and envelope queries, October 2026)
- San Francisco Planning: Stonestown Development Project (site, approvals, development agreement)
- The San Francisco Standard: Parkmerced: How a long-promised billion-dollar housing project fell apart (April 18, 2025)
- Hoodline: Foreclosure Shock: Yellowstone Snaps Up Parkmerced Land In San Francisco (July 22, 2026, citing the San Francisco Standard)
- Wikipedia: M Ocean View (route, stops, station details, planned projects)
- SFMTA: 29 Sunset route page (streets and stops)
Last reviewed October 2026 by Matthew Martinez.
