Glen Park, San Francisco Real Estate & Homes for Sale
Glen Park is a mostly single-family neighborhood in southern San Francisco built around Glen Canyon and a small village at Diamond and Chenery streets, governed by city planning. It has its own BART station, and owners should check mapped liquefaction along the canyon floor and landslide zones on the slopes.
Explore Glen Park, 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 |
|---|---|
| Local government | City and County of San Francisco planning (2012 Glen Park plan) |
| Housing | Mostly single-family houses (RH-1/RH-2); some flats, duplexes and small condos |
| Hazards to check | Liquefaction along canyon floor and village; landslide zones on slopes |
| Getting around | Glen Park BART (four lines); J Church; Muni 35, 44, 23; I-280 |
| Local rules | Family Zoning Plan (2026); Glen Park Neighborhood Commercial Transit District |
Glen Park is the southern neighborhood of SF District 5, built around Glen Canyon and a small commercial village at Diamond and Chenery streets, with its own BART station. San Francisco Planning’s description puts its edges at 30th Street (Noe Valley) on the north, Diamond Heights Boulevard on the northwest, San Jose Avenue (Bernal Heights) on the east and Bosworth Street (Outer Mission) on the south. The MLS calls it subdistrict 5A, “Glen Park District.”
The sections below cover the canyon and creek that shaped it, the houses, the 2012 village plan, BART and Muni, the mapped hazard zones and how sales here tend to work. Related: District 5.
Glen Park homes for sale
Glen Park market report
Canyon, creek and village
Glen Canyon Park is the neighborhood’s defining open space; Planning’s open space layer gives it about 3.4 million square feet, close to 78 acres. Islais Creek, once described as the largest creek in San Francisco, still runs above ground through the canyon before entering a culvert near the recreation center and following Chenery and Bosworth streets.
The neighborhood sits on the southeastern edge of the San Miguel hills and takes in Gold Mine Hill, part of Fairmount Hill and Martha Hill. Other public spaces include Billy Goat Hill, Walter Haas Playground on the Diamond Heights side, Fairmount Plaza, the Everson and Digby lots and the Joost and Baden mini park.
How the neighborhood was settled
- Around 1859–1860: a dairy rancher, George Ulshofer, occupied the land.
- 1872: the first named streets were mapped; the old San Jose Road route became Diamond and Chenery.
- 1892: the San Francisco and San Mateo Electric Railway opened.
- 1897–1899: Archibald Baldwin’s Glen Park Company ran pleasure grounds known as Glen Park and the Mission Zoo, then began selling lots in Glen Park Terrace along today’s Chenery Street.
- 1906: after the earthquake, displaced residents arrived and lots around the canyon were released for homes.
- 1922: the Crocker Estate transferred Glen Canyon to the city.
The Tietz-Beneke House at 657 Chenery Street, built in 1872, is the neighborhood’s city landmark; Planning’s layer shows it designated in 2026. The Sunnyside Conservatory (1891) on Monterey Boulevard is just outside, across the southwestern edge.
What was built, and when
Glen Park filled in later than Noe Valley or the Haight, and its houses are smaller on average.
| Measure (5A, 2025 roll) | Figure |
|---|---|
| Single-family parcels | about 2,110 |
| Flats and duplex parcels | about 250 |
| Condominium parcels (one per unit) | about 310 |
| Apartment buildings, all sizes | about 70 |
| Single-family parcels dated before 1906 | about 12% |
| Single-family parcels dated 1940 or later | about 41% |
That spread means a short walk can take you from early-1900s cottages near the village to 1940s and later houses on the hillsides. The roll’s recorded area can omit lower floors finished later, so measure and check permits rather than trusting the square footage on a tax bill.
Condominiums are fewer here than elsewhere in the district, and most multi-unit buildings are small. A buyer looking for a condo here has a short list to choose from at any time, so it helps to watch nearby Noe Valley and Bernal Heights as well.
The Glen Park plan and the zoning map
Planning’s current layer also shows RH-1(D), RH-1(S), RH-3, RM-1, NC-1, NC-2, RTO-C and P parcels, plus the Glen Park Neighborhood Commercial Transit District at the center.
Glen Park NCT (Planning Code Section 756)
The district was added in 2012 together with the Glen Park Area Plan. It covers Diamond Street from Chenery to Monterey Boulevard and Chenery Street from Thor Avenue to Castro Street, plus adjacent parts of Wilder, Bosworth, Joost and Monterey.
- The code describes mostly two- and three-story mixed-use buildings and aims to protect the area’s “village” atmosphere; height limits allow up to three or four stories depending on the parcel.
- Housing density is set by the building envelope and unit-mix rules, not lot area, and ADUs are permitted.
- Parking is not required; residential parking is capped at one space per unit, and new curb cuts and garage entries are prohibited on Chenery and Diamond.
- Ground-floor commercial use is required on parts of Diamond and Chenery, and formula retail needs a conditional use authorization.
Size limits on houses
Planning’s map places the village inside the Central Neighborhoods Large Residence Special Use District. Its current text, in force since January 17, 2026, keeps any new or expanded unit at or below 3,000 square feet of gross floor area unless an existing unit grows by less than 15%.
The Family Zoning Plan, effective January 12, 2026, concentrates added height on transit and commercial streets. Ask about any specific lot, including whether the Family and Senior Housing Opportunity SUD applies, before you price in extra units. This is general information, not legal advice; an architect or land use attorney can confirm what a lot allows.
BART, the J and the freeway
Glen Park station, at 2901 Diamond Street on the corner of Bosworth, serves four BART lines: Dublin/Pleasanton–Daly City, Antioch–SFO/Millbrae, Berryessa–Daly City and Richmond–Millbrae/SFO. BART lists 55 parking spaces there, so most riders walk, bike or ride Muni to the station.
The J Church Muni Metro line stops in Glen Park on its way between downtown and Balboa Park. Per published route lists, the 35 Eureka ends at Glen Park station, the 44 O’Shaughnessy’s owl service runs to Glen Park BART, and the 23 Monterey is named for the boulevard on the southern edge; check SFMTA for current routes and stops. Interstate 280 is close by on the south side.
Liquefaction along the creek line, landslides on the slopes
Planning’s seismic hazard layer, based on the state maps, shows a mapped liquefaction zone along the canyon floor and through the village; we confirmed that Diamond and Chenery falls inside it. Smaller liquefaction areas appear toward San Jose Avenue and the Bosworth and I-280 edge, where Islais Creek’s culvert runs.
The same layer shows many small landslide zones on Glen Canyon’s walls and on the hillside blocks on both sides, including around Billy Goat Hill. A house on a steep lot can sit next to one without being in it, so look up the specific parcel; our hazard maps guide explains EQ Zapp, Planning’s Property Information Map and the SFPUC 100-year storm flood map.
Check DBI’s list for any multi-unit building you are considering.
Selling a home in Glen Park
Most sales here are single-family houses, so buyers compare them against each other: walking distance to the village and BART, slope and stairs, garage access, yard depth and the quality of any lower-level space. A house in the mapped liquefaction or landslide zones is not unusual here, and buyers will ask what has been done about it.
- Foundation and site records. Gather any foundation, drainage or retaining-wall work with permits and engineer letters; a hillside or canyon-floor lot draws questions about both.
- Permits for added rooms. Many 1920s to 1950s houses gained ground-floor rooms over time. Match the 3R report and permit history to what you are marketing.
- Point-of-sale items. The 3R report, energy and water conservation requirements and transfer tax are summarized on our San Francisco selling requirements page.
- Disclosures. The Natural Hazard Disclosure will show the state zones; adding your own repair records gives buyers context.
Diamond may refer you to partners we work with, such as inspectors or engineers; you’re free to choose any provider. Our San Francisco selling guide covers pricing and timeline, and current Glen Park figures are in the market report on this page.
Questions people ask
Where exactly is Glen Park?
South of Noe Valley across 30th Street, below Diamond Heights, west of San Jose Avenue and Bernal Heights, and north of Bosworth Street and the Outer Mission.
Is Glen Park mostly single-family homes?
Verify the particular property’s current records and dimensions; a neighborhood statistic is not a substitute for a parcel-specific answer.
How close is BART?
Glen Park station is at Diamond and Bosworth streets, at the south edge of the village, and serves four BART lines. The J Church also stops in the neighborhood.
Is Glen Park in a liquefaction zone?
Part of it is. Planning’s map shows a liquefaction zone along the canyon floor and the village, including Diamond and Chenery, and small landslide zones on the slopes. Check the parcel.
What can be built in the Glen Park village?
The Glen Park NCT allows mixed-use buildings of up to three or four stories depending on the parcel, with housing above shops, no parking requirement and no new curb cuts on Diamond or Chenery.
If you are weighing a sale, a remodel or a move closer to BART, we can review your permit record, check the parcel’s zoning and hazard status and price the house against true local comparisons. Request a home valuation or browse more neighborhoods in our San Francisco guide.
Costs to plan for when buying in Glen Park
Transfer tax. San Francisco is a combined city and county, so a Glen Park sale pays one transfer tax, charged at a single rate on the whole price by tier: $3.40 per $500 from just over $250,000 to under $1 million, $3.75 per $500 from $1 million to under $5 million, and $11.25 per $500 from $5 million to under $10 million (sf.gov: Transfer tax). On our arithmetic, a $1,800,000 house owes $13,500. It is due at recording with a Transfer Tax Affidavit; see our San Francisco transfer tax guide.
Property tax. Proposition 13 sets a base of 1% of assessed value, plus voter-approved debt rates (BOE Publication 29). The first installment is due November 1 and the second February 1 (Rev. & Tax. Code §2617, §2618), and a purchase also triggers a supplemental bill (sf.gov). San Francisco bills add parcel taxes, including the School Parcel Tax of 2020, the City College parcel tax and the Bay Restoration Authority parcel tax (SF Treasurer). Our San Francisco property tax guide explains exemptions.
Village buildings. For a mixed-use building in the Glen Park NCT, budget for commercial insurance and any vacancy in the storefront, and ask for the leases before you price the building.
Permits, ADUs and remodels in Glen Park
San Francisco Planning reviews zoning, design and the large residence cap described above, and the Department of Building Inspection issues building permits and holds the records behind the 3R report.
Many Glen Park houses from the 1920s to 1950s have a garage level that could become a unit. Planning runs a Local ADU Program and a State ADU Program, which can’t be combined. The Local Program allows converted, attached and detached ADUs, and on lots with four or fewer legal units, one ADU plus one detached ADU; it can waive some Planning Code rules for existing buildings, but a unit built with waivers may need a Costa-Hawkins Regulatory Agreement that puts it under rent control. The State Program skips rear yard and exposure rules and allows junior ADUs of up to 500 square feet inside a single-family house, with owner occupancy required when the JADU shares sanitation with the main residence (SF Planning: Accessory dwelling units). Converting a garage can’t remove housing services without just cause, and ADUs can’t be used as short-term rentals (SF Planning).
On the slopes, foundation and grading work near a mapped landslide zone adds engineering; our hillside geotechnical report guide explains what an engineer reviews. State law separately requires ministerial approval of one ADU plus one junior ADU within an existing single-family home (Government Code §66323).
Luxury homes and estates in Glen Park
Glen Park is a neighborhood of small and mid-size houses, so its higher-end homes are defined by site rather than size: larger hillside houses with canyon or downtown views, houses at the edge of Glen Canyon Park, and remodeled houses within walking distance of BART. Planning’s rules shape what a top-of-market project can become. The Central Neighborhoods Large Residence SUD caps new or expanded units at 3,000 square feet of gross floor area unless the increase is under 15%, so a buyer planning a large rebuild should confirm the cap before buying.
The due diligence that matters most on a high-value Glen Park house is the slope and soils file (the canyon floor and village are in a mapped liquefaction zone, and the canyon walls carry landslide zones), permits for added lower floors, and drainage. Get earthquake coverage priced early (earthquake insurance guide) and see insuring a high-value home in California. Before you write an offer, compare the house with its Report of Residential Building Record (3R), which a San Francisco seller must obtain and deliver to the buyer (sf.gov: Request a 3R report); a finished lower floor or added suite missing from that record is a pricing question, not just paperwork.
Some owners want a discreet 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. Related reading: how we find off-market deals. See also our San Francisco luxury homes page.
Glen Park real estate: questions people ask
Where can I see Glen Park homes for sale?
Current Glen Park homes for sale are in the listings at the top of this page, from MLS subdistrict 5A. Most are single-family houses; condos are fewer here, so buyers looking for one often watch Noe Valley and Bernal Heights too.
Is Glen Park in San Francisco County?
Yes. Glen Park is in the consolidated City and County of San Francisco, which handles zoning, permits, property tax and the transfer tax.
Who handles permits in Glen Park?
San Francisco Planning reviews zoning, design and ADUs, including the Glen Park NCT rules in Planning Code Section 756, and the Department of Building Inspection issues building permits.
Does Glen Park have a transfer tax?
Yes, San Francisco’s tiered transfer tax, charged at one rate on the whole price when the deed is recorded (sf.gov).
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.
For a Large Residence SUD project, confirm the mapped boundary, application-date exceptions and the code’s floor-area calculation before relying on a summary. Qualifying state-law housing paths require their own eligibility review.
Sources for this section
- City and County of San Francisco, Transfer tax: https://www.sf.gov/transfer-tax
- California State Board of Equalization, Publication 29: https://www.boe.ca.gov/proptaxes/pdf/pub29.pdf
- California Revenue and Taxation Code §2617: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=RTC§ionNum=2617.
- California Revenue and Taxation Code §2618: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=RTC§ionNum=2618.
- City and County of San Francisco, Learn about supplemental assessments: https://www.sf.gov/information–learn-about-supplemental-assessments
- SF Treasurer & Tax Collector, Parcel tax exemptions and special assessments: https://sftreasurer.org/property/parcel-tax-exemptions-and-special-assessments
- San Francisco Planning, Accessory dwelling units: https://sfplanning.org/accessory-dwelling-units
- California Government Code §66323 (via California Public Law): https://california.public.law/codes/government_code_section_66323
- Department of Building Inspection / City and County of San Francisco, Request a Report of Residential Building Record (3R): https://www.sf.gov/request3r
Sources & notes
- San Francisco Association of REALTORS: MLS district map (2001 edition, via Reineck & Reineck)
- DataSF / SF Assessor-Recorder: Assessor Historical Secured Property Tax Rolls, 2025 closed roll (parcel counts by property class, median lot, building area and build year for neighborhoods 5A-5M, queried October 2026)
- San Francisco Planning: PlanningData map service (zoning, special use districts, height, landmarks, Article 10 districts, open space, seismic hazard zones; queried October 2026)
- San Francisco Planning Code (via GoCodebook): Sec. 756, Glen Park Neighborhood Commercial Transit District
- San Francisco Planning Code (via GoCodebook): Sec. 249.92, Central Neighborhoods Large Residence Special Use District
- San Francisco Planning Code (via GoCodebook): Sec. 249.94, Family and Senior Housing Opportunity Special Use District
- San Francisco Planning: SF Family Zoning Plan
- Wikipedia: Glen Park, San Francisco (boundaries per SF Planning, history; background only)
- BART: Glen Park Station
- Wikipedia: List of San Francisco Municipal Railway lines (route termini)
- SF Department of Building Inspection: Mandatory Soft Story Program
- San Francisco Public Utilities Commission: 100-Year Storm Flood Risk Map FAQs
Last reviewed October 2026 by Matthew Martinez.
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