Home / Communities / San Francisco / SF District 3 / Ingleside Heights

Ingleside Heights, San Francisco: Homes, Condos & Real Estate Guide

By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.

Ingleside Heights is the MLS subdistrict that runs from Shields Street south to the Daly City line, between Junipero Serra Boulevard and 19th Avenue on the west and Orizaba Avenue on the east. It is code 3G in SF District 3. The 2025 roll lists 1,921 parcels: about 1,390 houses, about 370 condominium units, the Randolph Street shops and the M Ocean View’s route along Randolph.

Outside the MLS the names overlap: Wikipedia’s Merced Heights article, for one, extends that neighborhood south to Brotherhood Way, over much of this hill. On the MLS, though, Merced Heights is the band north of Shields Street, and everything from Shields to the county line is 3G.

Ingleside Heights homes for sale

Ingleside Heights market report

Three parts of one subdistrict

Part	Streets (examples)	What is there
The hill blocks	Shields and Sargent streets; the south ends of Beverly, Monticello, Byxbee, Ralston, Vernon, Arch, Ramsell, Victoria, Bright and Head streets; Orizaba Avenue	Single-family houses on small lots, RH-1 and some RH-2
Randolph Street and 19th Avenue	Randolph Street from 19th Avenue to Orizaba; the 3900 to 4100 blocks of 19th Avenue; Junipero Serra Boulevard frontage	Neighborhood shops, flats over stores, small apartment buildings, churches, the Ocean View Branch Library and the M line
The Daly City edge	Alemany Boulevard, Oceanview Terrace, Saint Charles, Chester, Kempton, Belle, Palmetto, Niantic and Panama avenues, Payson and Stanley streets	The Oceanview Terrace condominiums, a shopping-center parcel, houses at the county line and the I-280 ramps

To the east, across Orizaba Avenue, is Oceanview. To the west, across Junipero Serra and 19th Avenue, are the Brotherhood Way corridor and Parkmerced in Stonestown.

A mostly postwar house stock

Of District 3’s eastern neighborhoods, Ingleside Heights has the youngest houses. Its median recorded build year is 1946, and 729 of its 1,386 single-family parcels, a little over half, were built in 1946 or later. About 524 date from 1930 to 1945 and only 133 from before 1930.

The houses are compact. The median lot is 2,495 square feet and the median recorded building area 1,194 square feet, the smallest median house size of the nine District 3 subdistricts. The roll records 1,213 houses as one story, 148 as two and 16 as three.

Small multi-unit buildings are scattered through the area rather than concentrated: 25 flats or duplexes (nine of them on Randolph Street), eight flat-and-store buildings, seven apartment buildings of up to four units, four of five to fourteen units, two larger apartment parcels on Randolph and Head streets, and five houses with a second unit.

Oceanview Terrace and the Alemany condominiums

Nearly half of District 3’s condominium parcels are here. The roll places 368 condominium units in five buildings, all recorded as built in 2002:

8100 Oceanview Terrace, 86 units (plus two below-market-rate units classed separately)
8200 Oceanview Terrace, 90 units
8300 Oceanview Terrace, 62 units
8400 Oceanview Terrace, 73 units
3981 Alemany Boulevard, 57 units

Next to them, a commercial parcel at 3931 to 3995 Alemany Boulevard, also recorded as 2002, is zoned NC-S, the neighborhood shopping-center district, on Planning’s current map. For condominium buyers, the homeowners association’s budget, reserve study, insurance and meeting minutes carry as much weight as the unit itself; our San Francisco condo guide lists the documents to request. The two below-market-rate units follow the city’s resale rules, explained on our BMR homes page.

Randolph Street, the library and the shops

Randolph Street is the commercial spine. Its parcels are zoned NC-1 (Neighborhood Commercial, Cluster) on both the Assessor’s roll and Planning’s current map, with a 40-X height district at the 200 block. The roll shows stores, flats over shops, an office building at 333 Randolph and small apartment buildings along it.

The Ocean View Branch Library is at 345 Randolph Street. The San Francisco Public Library’s branch history says this building opened on June 7, 2000; the first Ocean View branch had opened in 1903 on Broad Street, near Capitol Avenue. Several church parcels sit on or near Randolph, including at 232, 400 and 446 Randolph, and others on Bright and Head streets.

A second commercial strip lines 19th Avenue between about the 3900 and 4100 blocks, which the roll codes NC-1 and NC-2. Along Junipero Serra Boulevard, near Sargent Street, the roll lists a gas station, a bank and a church; Planning’s current map shows a small RTO-C (Residential Transit Oriented, C) area along that frontage, so check the zoning of any parcel there directly.

Zoning and special use districts

The roll codes 1,360 parcels RH-1 and 100 RH-2. North of roughly the Alemany Boulevard line, the blocks fall inside the Oceanview Large Residence Special Use District (Planning Code section 249.3), whose southern boundary the code describes as Brotherhood Way and Orizaba Avenue. Inside it, a home with five or more bedrooms, a multi-unit project whose smallest unit is under a third the size of its largest, or floor area above 1:1 on an RH-1 lot (0.8:1 for one unit on RH-2) needs Conditional Use authorization from the Planning Commission.

The streets at the Daly City line appear to lie outside that district’s mapped boundary. Both areas are inside the Priority Equity Geographies Special Use District (section 249.97), which applies added controls through the code’s permit-notification and demolition sections. Before buying for expansion or added units, ask Planning which controls apply to the lot; the state’s SB 9 is explained in our SB 9 lot split guide.

Transit: the M on Randolph

The M Ocean View is the main line through 3G. From 19th Avenue it turns onto Randolph Street, with stops at 19th Avenue and Randolph, Randolph and Arch, and Randolph and Bright, then follows Orizaba Avenue to Broad Street in Oceanview and on to Balboa Park. Downtown, it continues through the Market Street subway to Embarcadero.

The 54 Felton runs along Junipero Serra Boulevard, Alemany Boulevard and Saint Charles Avenue to the Daly City BART access road, and east via Sagamore Street and Plymouth Avenue to Balboa Park. SFMTA lists its hours as 6 a.m. to 10 p.m. on weekdays and 5 a.m. to 10 p.m. on weekends. The 29 Sunset passes just north on Garfield Street.

Drivers have Junipero Serra Boulevard, 19th Avenue and Alemany Boulevard, and the roll records Interstate 280 ramp parcels inside the subdistrict.

Hazard map notes

Planning’s seismic hazard layers show little mapped hazard here. A liquefaction strip that follows Brotherhood Way from Lake Merced ends near Junipero Serra Boulevard at the subdistrict’s western tip, and one very small landslide polygon appears near the county line. At the Randolph Street point we checked, FEMA’s flood map shows Zone X (unshaded).

See our San Francisco hazard maps page to check a specific parcel.

Selling a home in Ingleside Heights

House buyers compare 3G mainly with Merced Heights and Oceanview, and condo buyers compare Oceanview Terrace units with each other, so the two kinds of sale need different preparation.

Houses: gather permits for any garage-level rooms and additions, the 3R report and recent inspection reports; about half the houses were built before 1946, so list system updates and their permits.
Condos: order the HOA resale package early, since buyers and lenders review the budget, reserves, insurance and any special assessments.
Randolph Street mixed-use buildings: rent rolls, leases and the commercial tenant’s terms. Pre-1979 multi-unit buildings raise rent-ordinance questions; see our San Francisco multifamily guide.

Citywide requirements are in our San Francisco selling requirements guide. The market report on this page shows current figures for subdistrict 3G.

Questions people ask

Where is Ingleside Heights?

On the MLS map, it runs from Shields Street south to the Daly City line, between Junipero Serra Boulevard and 19th Avenue on the west and Orizaba Avenue on the east, including Randolph Street and the Oceanview Terrace condominiums.

Are there condos in Ingleside Heights?

Yes. The roll lists 368 condominium units in four Oceanview Terrace buildings and one Alemany Boulevard building, all recorded as built in 2002, plus two below-market-rate units.

What zoning applies to Randolph Street?

NC-1, Neighborhood Commercial Cluster, on Planning’s current map, with a 40-X height district at the 200 block we checked.

Which Muni lines serve Ingleside Heights?

The M Ocean View runs along Randolph Street with three stops, the 54 Felton serves Junipero Serra, Alemany and Saint Charles toward Daly City BART, and the 29 Sunset runs one street north on Garfield.

Does the Oceanview Large Residence rule apply here?

To the blocks north of roughly Alemany Boulevard and Brotherhood Way, yes. It requires a Planning Commission hearing for five-bedroom units and for floor area above set ratios. The county-line streets appear to be outside it.

Is Ingleside Heights the same as Merced Heights?

Not on the MLS. Merced Heights (3B) is the band between Holloway Avenue and Shields Street; Ingleside Heights (3G) starts at Shields and runs south. Some general references, Wikipedia among them, draw Merced Heights farther south, so check the code on a listing.

Selling a house or an Oceanview Terrace condo in 3G, or weighing one against nearby options? Ask for a home valuation based on recent subdistrict sales, or start with our San Francisco guide.

Sources & notes

Last reviewed October 2026 by Matthew Martinez.