Bayview Heights, San Francisco Real Estate & Homes for Sale
Bayview Heights is a small house neighborhood in southeast San Francisco around the southern end of Third Street, with US 101 along its western side. Most parcels are single-family houses, many from the early 1900s, and the sampled flat blocks sit outside FEMA flood zones while the slopes carry mapped landslide areas.
Explore Bayview Heights, San Francisco real estate and homes for sale with this local guide. Contact Diamond to discuss your criteria and current property-search options.
| County | San Francisco (City and County) |
|---|---|
| Local government | San Francisco Planning |
| Housing | Mostly single-family houses; some condos, flats and small apartments |
| Hazards to check | Sampled points in FEMA Zone X; landslide zones on slopes |
| Getting around | Third Street corridor; US 101 along the west side |
| Local rules | Third Street special use district; Rent Ordinance depends on building |
Bayview Heights is a small house neighborhood in southeast San Francisco, built on the blocks around the southern end of Third Street near Paul, Gilman, Le Conte and Jamestown Avenues.
It is one of the smallest pieces of SF District 10 . The parcel extents put Silver Terrace and Bayview to the north, Candlestick Point to the southeast and Little Hollywood to the south, with US 101 along the western side.
Bayview Heights homes for sale
Bayview Heights market report
The streets inside subdistrict 10K
The Assessor’s house addresses fall on about eighteen streets. Hollister, Key, Ingerson, Le Conte and Jamestown Avenues hold the most houses, followed by Carr, Exeter, Gilman, Jennings and Crane. Smaller counts sit on Third Street, Paul Avenue, Gould, Wheat, Salinas, Meade, Ingalls and Le Conte Circle.
The avenue names run in alphabetical order, from Gilman through Hollister, Ingerson, Jamestown and Key to Le Conte, which makes the grid easy to read on a map.
Bayview Park Road leads up Bayview Hill, the city park beside the subdistrict’s eastern edge. SF Recreation and Park calls the hill one of the city’s most important and diverse natural areas, with plants and animals found nowhere else in San Francisco. Its loop trail runs through grassland and woodland past rock outcrops and remnants of 1930s Works Progress Administration trails and stairs.
Three building waves in the house stock
Compare the particular property’s lot dimensions, permitted living area, construction history and ownership form using current records. Assessment classifications do not certify legal use or current listing availability.
Some early records show the year 1900, which can be a placeholder, so treat the oldest dates as approximate.
Condominium courts from the 1990s and 2000s
Almost all of the subdistrict’s condos sit in a few small developments, each with its own association:
- Jennings Court: 46 units with recorded build years from 1992 to 1998.
- Meade Avenue: 12 units built between 1992 and 1998.
- Le Conte Avenue: 27 units from 1999 to 2006, including a nine-unit building at 1081 Le Conte dated 2006.
- Le Conte Circle: three units from 2001 and 2003.
Two of the newest buildings are rentals rather than condos: an apartment building of 15 or more units at 1075 Le Conte Avenue and a 5-to-14-unit building on Bayshore Boulevard, both recorded as built in 2013. For how small-association condos are priced and documented, see our San Francisco condos guide.
Third Street’s southern storefront blocks
The commercial part of Bayview Heights is a few blocks of Third Street in the 6200 to 6600 range.
A point we checked at 6258 Third Street in October 2026 falls in an NC-3 (moderate-scale neighborhood commercial) district, Planning Code Section 712.1, with a 40-X height limit. Planning’s map also places it in the Third Street special use district, the Third Street alcohol restricted use district and the Fringe Financial Services restricted use district. This stretch is outside the named Bayview NCD that our Bayview neighborhood guide describes farther north.
Zoning and the Priority Equity Geographies SUD
Off Third Street the blocks are one-family. A house-block point near Third Street returned RH-1 (Section 209.1) with a 40-X height district.
Both of our points also lie within Planning Code Section 249.97’s Priority Equity Geographies SUD, created by Ordinance 248-23 and in effect since January 14, 2024. Its controls are not in the section itself; they are written into Section 311 (permit review and notice) and Section 317 (loss of dwelling units). A buyer who plans a demolition, a unit merger or a large addition should read those sections for the specific lot before pricing that plan in.
Light rail, buses and the freeway
Two T Third stations carry the names of local streets: Gilman/Paul and Le Conte. The line began full service on April 7, 2007, and its trains now continue north through the Central Subway. Southbound, the next stops are Arleta, which connects to Caltrain at Bayshore, and the Sunnydale terminus.
The station list shows the 29 Sunset as a connection at Gilman/Paul. US 101 runs along the western side, with ramp parcels inside the subdistrict. Bus routings change, so confirm current service with SFMTA before relying on a particular line.
What the hazard layers show
We checked Planning’s state seismic hazard and FEMA layers at the same two points. Neither returned a mapped liquefaction or landslide zone, and both sit in FEMA Zone X (unshaded), outside the Special Flood Hazard Area on the map effective March 23, 2021.
The slopes are a different story. Querying Planning’s landslide layer across the whole subdistrict returns several earthquake-induced landslide zone polygons. The largest lies along the southern edge, in the area of the 700 to 900 blocks of Le Conte Avenue, Meade Avenue, Jennings Court and Bayview Park Road, and continues south toward Executive Park. Two small ones sit near Gould and Exeter Streets off Paul Avenue.
The polygons cover parts of blocks, not whole streets, so a house or condo on those blocks needs a parcel lookup, and a buyer may ask for a geotechnical review before planning work on a slope. The SFPUC’s separate 100-year storm flood map covers rainfall flooding that FEMA’s map does not. Look up the exact parcel with our San Francisco hazard maps guide; at sale, mapped zones appear in the natural hazard disclosure report.
Selling a home in Bayview Heights
A buyer here may be weighing a 1910 house, a 1990s condo and a 2001 infill house on the same few blocks, so the paperwork has to show which one they are looking at.
- Pre-1920 and 1920s houses: gather foundation and any seismic work records, and compare the 3R report with the rooms as they exist. Ground-floor rooms added later are the usual question; our unwarranted units guide covers how to present them.
- Condos: order the HOA packet early. In small associations such as those on Jennings Court and Le Conte Avenue, buyers read the budget, reserve study and minutes line by line.
- Flats and flat-and-store buildings: collect leases, rent history and the permit record for the commercial space. Whether the Rent Ordinance applies depends on the building; our San Francisco multifamily page explains the basics.
- Lots with project potential: note the Priority Equity Geographies SUD and the RH-1 zoning so a buyer’s architect starts from the right rules.
For the 3R report, transfer tax and the city’s energy and water rules, use our San Francisco selling requirements page. For current 10K sale figures, see the market report on this page.
Costs to plan for when buying in Bayview Heights
Transfer tax. San Francisco’s transfer tax is due when the deed is recorded. The rate is set per $500 by the entire price: $3.40 per $500 above $250,000 and under $1 million, and $3.75 per $500 from $1 million to under $5 million (SF.gov: Transfer tax). On a $700,000 condo that’s $4,760. The contract decides who pays. Our San Francisco transfer tax guide has the full table.
Property tax. The citywide secured rate is 1.18162182% of net taxable value for fiscal year 2026–27, plus direct charges and special assessments listed parcel by parcel (SF Treasurer & Tax Collector). A reassessable ownership change may produce one or two supplemental bills or refunds (SF Assessor-Recorder). See our San Francisco property tax guide.
Association dues. For a unit in one of the small condo developments on Jennings Court, Meade Avenue or Le Conte Avenue, add the monthly dues and check the reserve study for planned work. Small associations spread a roof or siding project over few owners, so a special assessment shows up quickly on each unit. Our HOA documents guide lists what to read.
Permits, ADUs and remodels in Bayview Heights
SF Planning sets zoning, and the Department of Building Inspection issues building permits. Start with the lot’s record on Planning’s Property Information Map, which shows the zoning, special use districts and existing unit count. Off Third Street the house blocks are RH-1, and the Priority Equity Geographies SUD described above adds review steps under Sections 311 and 317 for demolitions, unit mergers and large additions.
For a second unit, SF Planning runs two programs for single-family buildings, and they can’t be combined (SF Planning: ADUs):
- State Program: converted, attached or detached ADUs, and a junior ADU of up to 500 square feet. Qualifying State applications have a 60-day review period from a complete application, with statutory exceptions, with no Section 311 notification or discretionary review.
- Local Program: allows waivers from some Planning Code rules for existing buildings; a lot with four or fewer legal units can add one ADU plus one detached ADU. These units are subject to rent control, and a Declaration goes to the Rent Board first. Review periods apply to qualifying complete applications and the applicable state pathway, with statutory exceptions; they do not guarantee that a proposed unit is feasible or that a building permit will be issued. Confirm the current requirements with the permit agency and HCD.
ADUs aren’t eligible for short-term rental. If a 1920s house already has a ground-floor unit without permits, the unwarranted units guide explains legalization. For a flat-and-store building on Third Street, the NC-3 rules and the special use districts on that corridor apply to the commercial space.
Luxury homes and estates in Bayview Heights
San Francisco has no estate zoning, and most Bayview Heights houses sit on standard lots of about 2,500 square feet in RH-1 districts. The higher-end homes are the newer infill houses, the larger renovated older houses and the lots on the slopes below Bayview Hill. For a newer infill house, verify the actual construction date, approvals and final inspections rather than assuming it belongs to a single development. Before paying for a demolition or a large addition, read the Priority Equity Geographies SUD controls in Sections 311 and 317 for that lot.
On a sloped lot, check Planning’s earthquake-induced landslide mapping for the parcel; Planning maps those zones mainly along the southern edge near Le Conte Avenue, Meade Avenue and Jennings Court. Ask for geotechnical and retaining-wall reports and match every addition to its permit. Quote homeowners and earthquake insurance during your contingency period, and see our note on insuring a high-value home in California for what carriers ask about.
Owners who don’t want a public listing can sell quietly. Ask Diamond Real Estate Group which permitted private-marketing options fit your property, goals and the applicable MLS rules. Availability of any particular listing is not guaranteed. Related reading: private and off-market sales. For high-end homes across the city, start with our San Francisco luxury homes guide. We can’t promise that any particular property will be available. Assessment records are a starting point for checking a property, not a certification of legal use or a live listing inventory. Verify current permits, recorded ownership documents and any affordability restrictions.
Sources for this section
Questions people ask
Where is Bayview Heights in San Francisco?
In the southeast, on the blocks around the southern end of Third Street near Paul, Gilman, Le Conte and Jamestown Avenues, with US 101 on the west side. It is subdistrict 10K of SF District 10.
Is Bayview Heights part of Bayview?
The MLS and the Assessor treat it as its own subdistrict, 10K, separate from Bayview (10A). At the points we checked, Planning’s map places it inside the Bayview Hunters Point plan area.
How old are the houses in Bayview Heights?
Construction eras and later alterations vary by property. Confirm the particular building’s original records, permits and final inspections.
Are there condos in Bayview Heights?
Yes, about 90 units, mostly in small developments on Jennings Court and Meade Avenue (1992 to 1998) and on Le Conte Avenue and Le Conte Circle (1999 to 2006).
Which T Third stations serve Bayview Heights?
Gilman/Paul and Le Conte, both on Third Street. Arleta, one stop south, connects to Caltrain’s Bayshore station.
Is Bayview Heights in a flood or liquefaction zone?
The two points we checked near Third Street in October 2026 were outside mapped zones and in FEMA Zone X. Planning does map earthquake-induced landslide zones on parts of the slopes, mainly along the southern edge near Le Conte Avenue, Meade Avenue and Jennings Court, so check the specific lot.
Thinking about selling in Bayview Heights, or comparing it with other District 10 neighborhoods? Request a home valuation and we will compare your home with sales of the same age and type. For the wider city, start with our San Francisco guide.
Sources & notes
- DataSF / SF Assessor-Recorder: Assessor Historical Secured Property Tax Rolls, 2025 closed roll (parcel counts by class, build years, street names and coordinates for subdistrict 10K; queried October 2026)
- San Francisco Planning: PlanningData map service (zoning, special use, height, CGS liquefaction and landslide, FEMA flood and planning area layers; point queries October 2026)
- San Francisco Planning Code (via GoCodebook): Sec. 249.97, Priority Equity Geographies Special Use District
- Wikipedia: T Third Street (service dates, station list and connections)
- San Francisco Recreation and Park Department: Bayview Hill Trails Improvement Project (natural area description)
Last reviewed October 2026 by Matthew Martinez.
Send a property inquiry
Matthew Martinez
Your inquiry is processed through our iHomefinder service. Review the form’s contact choices before submitting. Privacy Policy · Terms of Use.
What is your property in Bayview Heights, San Francisco worth?
Planning a sale or weighing your next move? Request a broker market analysis based on the property, relevant comparable sales and the local setting.
Request your Bayview Heights, San Francisco home and property valuation
