Excelsior, San Francisco Real Estate & Homes for Sale
The Excelsior is a house neighborhood on both sides of Mission Street in southern San Francisco, south of Interstate 280 and west of McLaren Park. Most of it sits on firm ground outside liquefaction and flood zones, with small landslide areas on the park side, and pre-1979 multi-unit buildings generally fall under the rent ordinance.
Explore Excelsior, 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, plus some flats and small apartment buildings |
| Hazards to check | Mostly firm ground, FEMA Zone X; small landslide zones near McLaren Park |
| Getting around | Muni 14 Mission and 14R; I-280 to the north |
| Local rules | Rent ordinance for pre-1979 multi-unit buildings; soft-story program |
The Excelsior is the house neighborhood on both sides of Mission Street in southern San Francisco, south of Interstate 280 and west of John McLaren Park.
Zoning, lot sizes and building ages repeat block after block, so a sale in the Excelsior usually turns on a specific house’s condition, layout and permit history rather than on what kind of place it is.
Excelsior homes for sale
Excelsior market report
A homestead grid with world-capital street names
The neighborhood started as a land subdivision. Wikipedia’s history records that the Excelsior Homestead was filed at City Hall on April 15, 1869, on land once part of Rancho Rincon de las Salinas y Potrero Viejo. Developer Emanuel Lewis and his daughter Jeannette named many of the streets after national capitals and the avenues after countries.
What the parcel records show
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.
Where a house sits over a street-level garage, ask early whether any rooms behind it were permitted.
Zoning: RH-1 blocks and the Mission Street NCD
Planning’s current map also shows pockets of RH-1(D), RH-1(S) and RM-1, small NC-1 clusters, NC-S shopping-center parcels and public (P) land.
Mission Street has its own district. Planning Code Section 720 creates the Excelsior Outer Mission Street Neighborhood Commercial District “along Mission Street between Alemany Boulevard and the San Francisco-San Mateo county line.” Key controls:
- Height: generally 40-X, about four stories, with a 5-foot bonus for active ground-floor uses.
- Housing: permitted on every floor and encouraged above the second story in new buildings; existing units are protected by limits on demolition and conversion.
- Density: one unit per 600 square feet of lot area.
- Retail: formula retail needs a conditional use; new Type 20 or 21 off-sale liquor licenses are not permitted.
- Parking: not required for residential or commercial uses.
The section was renamed and rewritten in 2017 and most recently amended effective April 11, 2026, so check the current code before relying on a control.
Mission Street, McLaren Park and local landmarks
Mission Street carries the commercial life of the neighborhood. At Mission and Ocean, the former Granada Theater opened in 1922 as the Excelsior, took the Granada name in 1931 and closed as a theater in 1982; the building has since been used for retail. Excelsior Playground has a baseball field renovated in 2008.
East of the grid, John McLaren Park rises toward the Portola and Visitacion Valley, with the Jerry Garcia Amphitheatre inside it. The park side of the neighborhood is also where the state’s landslide mapping concentrates, as the next section explains.
Slopes, soils and flood maps
Most of the Excelsior sits on firm ground on the state’s maps. A point we checked in the middle of the residential grid falls outside both the liquefaction and landslide zones and in FEMA Zone X (unshaded).
The edges differ. Planning’s earthquake-induced landslide layer shows a dozen small polygons in the subdistrict’s envelope, most of them in its southeast corner on the slopes below McLaren Park, and a few near the northern edge. Small liquefaction polygons appear along the north edge toward Alemany Boulevard and upper Mission Street. A property in a mapped zone must be disclosed at sale, and new construction there needs a soils or slope investigation. Our San Francisco hazard maps page shows how to look up a lot, including the SFPUC’s 100-year storm flood map, which carries its own disclosure under Police Code Article 51.
Muni, BART and the freeway
The 14 Mission and 14R Mission Rapid end in Daly City, per published route lists. Published route lists end the 52 Excelsior at Dublin Street and La Grande Avenue and the 43 Masonic at Munich Street and Geneva Avenue, and the 54 Felton runs to Daly City station.
Balboa Park BART station, at 401 Geneva Avenue, is the nearest rail; it is also where the J Church and M Ocean View lines end. BART lists no parking there and points drivers to Glen Park. Interstate 280 runs along the neighborhood’s north side. Route lists date from 2022, so confirm service with SFMTA.
Selling a home in the Excelsior
Because the houses are so similar, buyers compare small differences closely: a legal bedroom versus a bonus room, a one-car versus tandem garage, a level rear yard versus a sloped one. Clear documents win those comparisons.
- Match the floor plan to the 3R report. Rooms built behind or beside the garage are a frequent question; our guide to unwarranted units explains the options, including legalizing a unit.
- For flats or a building on Mission Street, assemble leases and rent history; multi-unit buildings built before 1979 are generally under the rent ordinance, and wood-frame buildings of five or more units with a permit applied for before 1978 may fall under DBI’s soft-story program.
- On the McLaren Park side, pull the landslide map and any drainage or retaining-wall records before buyers ask.
For the paperwork every San Francisco sale needs, including the 3R report and transfer tax, see our selling requirements page; the San Francisco selling guide covers pricing and preparation.
Costs to plan for when buying in the Excelsior
the Excelsior is part of the City and County of San Francisco, so purchase costs are set citywide; there is no separate city and county layer to add up.
Transfer tax. San Francisco’s real property transfer tax is due when the deed is recorded, and the rate is set by the entire value or consideration, not just the amount above a threshold (sf.gov: Transfer tax):
| Entire value or consideration | Rate |
|---|---|
| More than $100 up to $250,000 | $2.50 per $500 |
| More than $250,000, under $1 million | $3.40 per $500 |
| $1 million, under $5 million | $3.75 per $500 |
| $5 million, under $10 million | $11.25 per $500 |
| $10 million, under $25 million | $27.50 per $500 |
| $25 million or more | $30.00 per $500 |
A Transfer Tax Affidavit goes with the deed, and anyone claiming an exemption must submit written proof at recording. Which party pays is negotiable, so put it in the contract; our San Francisco transfer tax guide has worked examples.
Property tax. San Francisco publishes one secured rate for the whole city, 1.18162182% of net taxable value for fiscal year 2026–27, plus any direct charges and special assessments printed on the parcel’s bill (Treasurer & Tax Collector). A reassessable ownership change may change the assessed value, and the Assessor-Recorder issues one or two supplemental bills depending on the purchase date (Assessor-Recorder). An owner-occupant can claim the $7,000 homeowners’ exemption (claim form). Due dates and appeals are in our San Francisco property tax guide.
Rentals. If you buy flats or a building with tenants, the city’s rent and eviction rules travel with it; the city summarizes them on its rental laws page. Our San Francisco multifamily guide covers the paperwork.
Permits, ADUs and remodels in the Excelsior
Two city departments handle most home projects in the Excelsior: San Francisco Planning reviews zoning and design, and the Department of Building Inspection (DBI) reviews and issues building permits. Other agencies weigh in on some jobs, from SF Fire on fire flow to Public Works on street trees (sf.gov: ADU building permits). Excelsior includes RH-1 house blocks (Assessor roll), so an addition or a new unit starts with the zoning on Planning’s map for the specific lot (Planning GIS).
Adding a unit. The city runs a State ADU Program and a Local ADU Program. Local Program projects need a Planning Approval Letter before the building permit is filed, and the owner must send a written declaration to the Rent Board and post it in the building at least 15 days before applying. Ask the reviewing agencies which current street-tree, notice, fee and review requirements apply to the chosen ADU path; obtain a project-specific schedule (sf.gov: Add units to your property). Our ADU investment guide covers the numbers, and buying a home with an ADU covers what to check in an existing one.
Historic review. Check the property’s current historic-resource status on Planning’s map. ACategoryBstatus means potential historic significance has not yet been evaluated; do not assume every older house has the same current status. For major alterations visible from the street, an owner may file a Historic Resource Review before the building permit, and projects that need a Certificate of Appropriateness take longer (sf.gov). On steeper lots near McLaren Park, check whether the city’s slope protection requirements apply before you design an addition (sf.gov: slope protection).
Luxury homes and estates in Excelsior
The Excelsior is mostly compact houses on standard city lots, so the top of its range is usually a house that has been fully renovated or enlarged rather than an estate. In planning terms, what separates one house from another is how much permitted floor area and how many legal units the lot holds. Most blocks are RH-1 one-family zoning, with RH-2 and some RH-1(D) and RH-1(S) pockets on Planning’s map (Planning GIS), and the State and Local ADU programs above are the usual route to a second unit.
For a renovated house, the due diligence that matters most is the permit record: match the finished rooms, baths and any garage-level space to DBI permits and final inspections, and read our unwarranted units guide if they don’t match. On the McLaren Park side, add the parcel’s landslide status from the San Francisco hazard maps page and any drainage or retaining-wall records.
On any high-value purchase, line up coverage early: see insuring a high-value home and earthquake insurance in California. Some owners prefer not to market a home publicly. 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 sales page. For the wider market, see San Francisco luxury homes.
More Excelsior real estate questions
Where can I see Excelsior homes for sale?
Current listings appear in the search on this page, and the market report shows recent activity in MLS subdistrict 10C. Most Excelsior listings are single-family houses, with some flats and small mixed-use buildings on Mission Street. If nothing fits today, our San Francisco buyer guide explains how to set up a search, and Diamond can tell you about off-market options when owners make them available.
Does the Excelsior have its own transfer tax?
No. The Excelsior is part of the City and County of San Francisco, so a sale pays the citywide transfer tax, at a rate set by the full price (sf.gov). There is no separate city tax on top. See our San Francisco transfer tax guide.
Who issues building permits in the Excelsior?
The Department of Building Inspection issues building permits, and San Francisco Planning reviews zoning, design and any notice to neighbors (sf.gov). For an ADU, choose between the State and Local programs first.
What is my Excelsior house worth?
Because Excelsior houses are so alike, value turns on condition, legal room count and permits. Request an Excelsior home valuation for a written estimate based on comparable sales.
For a taxable transfer, the applicable tier’s rate is charged on each$500 or fractional part of the taxable consideration/value; exemptions and special rules can affect the result. Confirm the calculation with escrow.
Historic review depends on the designating ordinance and scope of work. Ordinary in-kind maintenance/repair can be exempt from a Certificate of Appropriateness, and some minor work has an administrative review path.
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
- https://www.sf.gov/transfer-tax
- https://sftreasurer.org/property/secured-property-taxes
- https://www.sf.gov/information–learn-about-supplemental-assessments
- https://www.sfassessor.org/forms-notices/forms/homeowners%E2%80%99-exemption-claim-form-english-version
- https://sf.gov/learn-about-san-francisco-rental-laws
- https://www.sf.gov/get-a-building-permit-for-an-accessory-dwelling-unit-adu
- https://data.sfgov.org/d/wv5m-vpq2
- https://sfplanninggis.org/arcgiswa/rest/services/PlanningData/MapServer
- https://sfplanning.org/accessory-dwelling-units
- https://www.sf.gov/departments–department-building-inspection
Questions people ask
Where are the Excelsior’s boundaries?
Wikipedia places it along Mission Street, east of San Jose Avenue and south of Interstate 280, west of McLaren Park and somewhat north of Geneva Avenue. MLS listings use subdistrict 10C, which is separate from neighboring Outer Mission, Mission Terrace and Crocker Amazon.
Why are Excelsior streets named after countries and cities?
Developer Emanuel Lewis and his daughter Jeannette named many streets after national capitals and the avenues after countries, according to Wikipedia’s history of the Excelsior Homestead.
What zoning covers most Excelsior houses?
RH-1, one-family. About 86 percent of 10C parcels carry it in the Assessor’s record, with most of the rest RH-2. Mission Street is in the Excelsior Outer Mission Street NCD under Planning Code Section 720.
How tall can buildings be on Mission Street in the Excelsior?
The NCD’s height limit is generally 40-X, which the code describes as up to about four stories, with a 5-foot bonus for active ground-floor uses. Check Planning’s map for the specific parcel.
Is the Excelsior in a liquefaction or landslide zone?
Most of the interior grid is not. Small landslide polygons appear on slopes near McLaren Park and small liquefaction polygons near the north edge by Alemany Boulevard. Look up the specific lot.
What is the closest BART station to the Excelsior?
Balboa Park station at 401 Geneva Avenue, which also serves the J Church and M Ocean View. BART lists no parking there.
Thinking of selling or buying in the Excelsior? Ask for a home valuation that sets your house beside recent Excelsior sales with a similar floor area, garage and lot. Nearby guides cover the Outer Mission, Mission Terrace, Crocker Amazon, the Portola and all of SF District 10; for the city overall, see our 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 Code (via GoCodebook): Sec. 720, Excelsior Outer Mission Street Neighborhood Commercial District
- Wikipedia: Excelsior District, San Francisco (Excelsior Homestead, street names, Mission Street history; background only)
- California Geological Survey: Seismic Hazards Program
- San Francisco Public Utilities Commission: 100-Year Storm Flood Risk Map information sheet and FAQs (December 2024 update)
- SF Department of Building Inspection: Mandatory Soft Story Retrofit Program
- BART: Balboa Park Station (401 Geneva Avenue)
- 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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