Bayview, San Francisco Real Estate & Homes for Sale
Bayview is the southeast San Francisco neighborhood along Third Street, from Islais Creek south toward Bayview Hill, with Hunters Point to the east and US 101 to the west. Single-family houses mix with flats, condos and hundreds of industrial parcels, and much of the lowland is fill with liquefaction and shoreline flood questions.
Explore Bayview, 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 | Single-family houses, two-unit flats, condos, townhouses, small apartments |
| Hazards to check | Fill and liquefaction zones; shoreline flooding and sea-level rise |
| Getting around | Third Street transit corridor; US 101 to the west |
| Local rules | Third Street SUD and alcohol limits; PDR zones; rent ordinance pre-1979 |
Bayview is the southeast San Francisco neighborhood built along Third Street, running from Cesar Chavez Street and Islais Creek south toward Bayview Hill, with Hunters Point to the east and US 101 to the west.
That mix is the defining fact. Bayview is a house neighborhood wrapped around a working industrial district, and the General Plan’s Bayview Hunters Point Area Plan, adopted in 1995 and amended in 2006 and 2010, is largely about managing the edge between the two.
Bayview homes for sale
Bayview market report
Houses over garages: the housing stock
A 2,500-square-foot lot is the size of a standard 25-by-100-foot city lot.
Compare the particular property’s permitted living area, actual lot size, construction history and ownership documents; a neighborhood statistic is not a substitute for those records.
The Area Plan sets the tone for additions and new buildings: Policy 5.1 asks that infill match the existing bulk, setbacks and height of the block. Most residential blocks are RH-1 and RH-2 on Planning’s map, with some RH-3 and RM-1.
Third Street: the Bayview Neighborhood Commercial District
Third Street is the spine. Planning Code Section 737 places the Bayview Neighborhood Commercial District “along Third Street between Yosemite and Jerrold Avenues,” a linear district on a major transit route. Height is generally 40-X, residential use is permitted on every floor, and new buildings are encouraged to put housing above the second story. Density is one unit per 600 square feet of lot area, or the nearest residential district’s limit if that is higher.
Several overlays sit on top. Planning’s special use layer shows the Third Street special use district, the Third Street Alcohol Restricted Use District, under which new liquor stores and bars are generally not permitted, and a Third Street formula retail control that makes chain stores conditional uses. The Area Plan calls the blocks from Kirkwood Avenue to Thomas and Thornton avenues the commercial core and names the Bayview Opera House and the adjoining Town Center block as the center of that core.
Elsewhere in the subdistrict, Planning’s map also shows an NCT-3 transit district, NC-1 to NC-3 commercial parcels and production, distribution and repair (PDR) districts.
Industrial edges and the Area Plan
More than a quarter of the plan area is industrial, according to the Area Plan, which names four industrial subareas: Northern Industrial, India Basin Industrial Park, South Basin East and South Basin West. Objective 8 keeps PDR zoning in place there. History explains the pattern: the plan notes that in 1868 the northern area, then called Butchertown, was set aside for slaughtering livestock.
Site-specific special use districts include 1550 Evans Avenue, 2000 Marin Street and the Bayview Industrial Triangle Cannabis RUD. When a listing backs onto an industrial block, check the zoning of that block as well as the house’s own.
| Area of Bayview | Typical zoning | What to check |
|---|---|---|
| Residential blocks east and west of Third Street | RH-1, RH-2, some RH-3 and RM-1 | Permit history of ground-floor rooms; rear-yard additions |
| Third Street, Yosemite to Jerrold | Bayview NCD (Sec. 737), 40-X | Alcohol and formula retail controls; residential above the ground floor |
| North toward Islais Creek and Cesar Chavez | PDR-1-B, PDR-1-G, PDR-2, M-1, M-2 | Whether residential use is allowed at all; mapped liquefaction |
| South Basin near Yosemite Slough | PDR-2 and industrial districts | Liquefaction mapping; shoreline flood zones nearby |
Fill, flood maps and sea level rise
Much of Bayview’s lowland is made land. The Port of San Francisco notes that Islais Creek was a broad creek and marsh filled for agricultural and industrial use in the late 1800s, and that filled areas like it are subject to liquefaction. The Area Plan puts it more bluntly, describing a bay edge built by landfill “with little regard for soil stability and toxicity.”
Planning’s liquefaction layer matches that history. Two points we checked fall inside a mapped liquefaction zone: one on the Third Street corridor near Islais Creek and one in the PDR-zoned industrial area toward Yosemite Slough. A residential point in the middle of the neighborhood does not. A mapped zone triggers a disclosure at sale and a soils investigation for new development, under the state Seismic Hazards Mapping Act.
Flood maps are a separate question:
- FEMA: on the effective flood map shown in Planning’s layer (panel 0232, effective March 23, 2021), the point near Islais Creek is in Zone X (shaded) and interior points are Zone X (unshaded); both are outside FEMA’s Special Flood Hazard Area. AE and VE zones on the effective map are along the shoreline to the east.
- SFPUC 100-year storm map: shows parcels likely to see deep, contiguous flooding from rainfall, not the bay. Sellers must disclose if a property is in that zone under Police Code Article 51.
- Sea level rise: the Port expects “additional flood risks near Islais Creek and along the shoreline,” and San Francisco Planning, the Port and SFMTA completed the Islais Creek Southeast Mobility Adaptation Strategy in August 2021. The U.S. Army Corps of Engineers’ waterfront flood study covers the shoreline as far south as Heron’s Head Park.
Our hazard maps guide shows how to check a parcel on each map.
Two environmental layers worth knowing
A point we checked on Third Street in the commercial core falls inside the Health Code Article 38 Air Pollutant Exposure Zone, as mapped in 2025, and inside Planning’s serpentine rock layer, which carries dust control requirements under Health Code Article 22B for construction that disturbs soil. Planning flags both layers for environmental review. Neither affects day-to-day use of an existing house. Before a project that moves soil or adds units, ask Planning and the Department of Public Health what applies.
Rail, bus and freeway access
The T Third light rail runs the length of Third Street. Full service began April 7, 2007, and since January 7, 2023 the line has continued north through the Central Subway to Chinatown. Bayview stops include Marin Street, Evans, Hudson/Innes, Kirkwood/La Salle, Oakdale/Palou, Revere/Shafter, Williams, Carroll and Gilman/Paul, with the line ending at Sunnydale.
Caltrain is reachable at both ends: the T’s 23rd Street stop is listed as the connection to Caltrain’s 22nd Street station, and its Arleta stop as the connection to Bayshore station, a Zone 1 stop on the Caltrain timetable. Published route lists give several buses a Bayview end point: the 15, 23 and 24 at Palou Avenue and Third Street, the 29 Sunset at Fitzgerald Avenue and Keith Street, the 44 at Hudson Avenue and Third Street, and the 54 Felton at Newhall and Hudson. Confirm current service with SFMTA.
Selling a home in Bayview
Buyers comparing Bayview houses spend most of their time on the ground floor. A one-story house over a garage often has had the garage level finished at some point, and whether that space was permitted changes how it can be described, appraised and financed.
- Order the 3R report early and compare it with the floor plan; our unwarranted units guide covers how to handle unpermitted rooms.
- Pull the hazard picture for the parcel, including liquefaction, FEMA and the SFPUC storm map, so the disclosure package is complete when buyers ask.
- Note the zoning next door if the house borders a PDR or industrial block.
- For two-unit flats, gather leases and rent history; buildings built before 1979 are generally covered by the city’s rent ordinance, explained on our San Francisco multifamily page.
The citywide checklist, including transfer tax and water and energy rules, is on our San Francisco selling requirements page. Diamond may refer you to partners we work with; you’re free to choose any provider.
Types of property for sale in Bayview
Because Bayview mixes housing with industry, the first question on any listing is what the parcel’s zoning allows. San Francisco Planning’s Property Information Map shows the zoning district, height district, special use districts and permit history for an address.
Based on the zoning and Assessor data above, Bayview’s homes for sale fall into five groups:
- Single-family houses on the RH-1 and RH-2 blocks. Many are one story over a garage on a standard 25-by-100-foot lot.
- Two-unit flats and small apartment buildings in RH-2, RH-3 and RM-1.
- Condominium and townhouse units, many in newer buildings.
- Flats over storefronts in the Bayview Neighborhood Commercial District along Third Street.
- Live-work and mixed-use buildings near the PDR and mixed-use districts. Check whether residential use is legal before you rely on it.
For condos, see San Francisco condos. For below-market-rate resales, see San Francisco BMR homes. Our District 10 parcel and project evidence workbook explains how to check nearby projects.
Permits, ADUs and remodels in Bayview
The Department of Building Inspection (DBI) issues building permits, after any review San Francisco Planning requires. Several things are specific to Bayview.
Ground floors. With so many houses built one story over a garage, the most common question is whether a ground-floor room or unit was permitted. DBI’s 3R report shows a building’s authorized use and building permit history. It doesn’t show plumbing or electrical permits (SF 3R report). See our guide to unwarranted units in San Francisco.
ADUs. San Francisco runs two programs that can’t be combined (SF Planning ADUs):
- State program: ministerial, with a 60-day review after a complete application.
- Local program: reviewed by Planning first, with Planning Code waivers for existing buildings. Units under it are subject to rent control.
A building with four or fewer legal units can add one ADU plus one detached ADU under the local program. ADUs generally can’t be sold separately or used as short-term rentals.
Environmental layers. On parcels inside the Article 38 Air Pollutant Exposure Zone or the serpentine rock layer described above, new construction and soil-disturbing work can carry added requirements. Planning’s map flags both.
Costs to plan for when buying in Bayview
Transfer tax: San Francisco charges one tiered rate on the whole price, per $500 of value (SF transfer tax):
- $2.50 up to $250,000
- $3.40 above $250,000 and under $1 million
- $3.75 from $1 million to under $5 million
Higher tiers start at $5 million. See our San Francisco transfer tax guide.
Property tax: the 1% general levy, voter-approved bonds, and the parcel taxes and special assessments on the bill (SF Treasurer, secured property taxes; parcel taxes and special assessments). A reassessable ownership change may lead to a supplemental bill or refund (SF supplemental assessments). See our San Francisco property tax guide.
HOA dues: for condos and townhouses, review the budget, reserves and special assessments.
Flood insurance: check the FEMA and SFPUC 100-year storm maps described above. If the parcel is in a mapped flood area, get a quote (SFPUC flood maps).
Down payment help: first-time buyers can review the city’s down payment loan program (SF down payment assistance).
Luxury homes and estates in Bayview
Bayview isn’t an estate neighborhood. In planning terms, its upper end is a larger single-family house on an RH-1 lot, a rebuilt or expanded home, or a newer condominium or townhouse. Bay-view lots on the slopes toward Bayview Hill fall in this group too.
At the higher end, the checks are the same ones that matter across the neighborhood, done more carefully:
- Permits: confirm the permit history for every expansion.
- Ground conditions: check for liquefaction and fill under the parcel.
- Flood: check the flood and sea-level-rise maps; see our San Francisco hazard maps guide.
- Industrial neighbors: check the zoning on adjoining blocks.
- Insurance: price coverage early; see insuring a high-value home.
For a newer condominium or townhouse, also read the project’s recorded CC&Rs and any below-market-rate restrictions. Some units are resale-restricted under city programs, and that limits who can buy them and at what price. Our BMR homes guide explains how to spot one in a listing.
Sellers who want discretion can work with Diamond on a quiet sale. 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. See San Francisco luxury homes and our private sales page. We can’t promise that any particular property will be available.
Add to the existing "Questions people ask" section:
Who can manage a Bayview rental property?
California compensated leasing or rent collection for others generally requires the appropriate DRE broker license or work under a supervising broker, subject to statutory exemptions, under Business and Professions Code §10131(b) (California Legislative Information). Older multi-unit buildings are usually covered by the Rent Ordinance (SF rental laws).
Can I use a Bayview home as a short-term rental?
Only if it’s your permanent residence, where you spend at least 275 nights a year. Unhosted stays are capped at 90 nights a year, and you need city registration. ADUs and below-market-rate units can’t be used (SF Planning short-term rental FAQs).
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
- SF Planning, Property Information Map: https://sfplanninggis.org/pim/
- SF.gov, 3R report: https://www.sf.gov/request3r
- SF Planning, Accessory Dwelling Units: https://sfplanning.org/accessory-dwelling-units
- SF.gov, Transfer tax: https://www.sf.gov/transfer-tax
- SF Treasurer, Secured property taxes: https://sftreasurer.org/property/secured-property-taxes
- SF Treasurer, Parcel taxes and special assessments: https://sftreasurer.org/property/parcel-tax-exemptions-and-special-assessments
- SF.gov, Supplemental assessments: https://www.sf.gov/information–learn-about-supplemental-assessments
- SFPUC, Flood maps: https://www.sfpuc.gov/learning/emergency-preparedness/flood-maps
- SF.gov, Down payment assistance loan: https://www.sf.gov/apply-downpayment-loan-buy-market-rate-home
- SF Planning, Short-term rental FAQs: https://sfplanning.org/str/faqs-short-term-rentals
- SF.gov, San Francisco rental laws: https://sf.gov/learn-about-san-francisco-rental-laws
- California Business and Professions Code §10131: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=BPC§ionNum=10131
Questions people ask
Where does Bayview end and Hunters Point begin?
The Assessor and MLS treat them as separate subdistricts, 10A Bayview and 10J Hunters Point. Bayview covers the blocks along Third Street; Hunters Point covers the hill and former shipyard to the east. The General Plan uses one Bayview Hunters Point Area Plan for both.
What is the Bayview Neighborhood Commercial District?
It is the zoning district along Third Street between Yosemite and Jerrold Avenues under Planning Code Section 737. Heights are generally 40-X, residential use is allowed on every floor, and alcohol and formula retail controls apply.
Is Bayview in a liquefaction zone?
Parts are. Planning’s map shows mapped liquefaction near Islais Creek and in the South Basin area near Yosemite Slough, but not at the interior residential points we checked. Look up the specific parcel.
Is Bayview in a FEMA flood zone?
Most of the neighborhood is Zone X on the effective FEMA map. Higher-risk AE and VE zones lie along the shoreline. The SFPUC’s separate 100-year storm map covers rainfall flooding and has its own disclosure rule.
What transit serves Bayview?
The T Third light rail runs along Third Street from Sunnydale through the Central Subway to Chinatown. Several bus routes end in Bayview, and Caltrain stops at 22nd Street to the north and Bayshore to the south.
Can I add a unit to a Bayview house?
Often, since most residential lots are RH-1 or RH-2, but the answer depends on the lot, the building and current rules. Our ADU guide and an early talk with Planning help before you price in a unit.
Selling or buying in Bayview? Ask for a home valuation that compares your house with sales on similar blocks and lots. You can also read about Hunters Point, Silver Terrace, Portola, the wider SF District 10, buying a home with an ADU and the San Francisco guide.
Sources & notes
- DataSF / SF Assessor-Recorder: Assessor Historical Secured Property Tax Rolls, 2025 closed roll (parcel counts by property class, median build year, lot and building area of single-family parcels, zoning codes and parcel extents for neighborhood codes 10A-10N; queried October 2026)
- San Francisco Planning: PlanningData map service (zoning districts, special use districts, FEMA flood hazard, CGS liquefaction and landslide zone, plan area and supervisor district layers; queried October 2026)
- San Francisco Planning, General Plan: Bayview Hunters Point Area Plan
- San Francisco Planning Code (via GoCodebook): Sec. 737, Bayview Neighborhood Commercial District
- Port of San Francisco, Waterfront Resilience Program: Islais Creek / Bayview Resilience
- San Francisco Public Utilities Commission: 100-Year Storm Flood Risk Map information sheet and FAQs (December 2024 update)
- California Geological Survey: Seismic Hazards Program
- Wikipedia: T Third Street (opening dates, Central Subway, station list)
- Caltrain: Bayshore station page (fare zone 1)
- Wikipedia: List of San Francisco Municipal Railway lines (route names and termini; status as of July 2022)
Last reviewed October 2026 by Matthew Martinez.
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