Ingleside Heights, San Francisco Real Estate & Homes for Sale
Ingleside Heights is the San Francisco MLS subdistrict from Shields Street south to the Daly City line, between Junipero Serra Boulevard, 19th Avenue and Orizaba Avenue. Most homes are houses in RH-1 zoning, with large condominium complexes along Alemany, and mapped seismic hazards here are limited.
Explore Ingleside 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 houses; Oceanview Terrace and Alemany condominiums |
| Hazards to check | Little mapped hazard; liquefaction strip along Brotherhood Way; FEMA Zone X |
| Getting around | M Ocean View on Randolph; 54 Felton; links to Daly City and Balboa Park BART |
| Local rules | Mostly RH-1 zoning; HOA documents for condos |
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 .
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
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.
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
- 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
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.
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
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.
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?
Use current listings to identify the property type you need, then verify its ownership form, legal unit count and any recorded restrictions.
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.
Costs to plan for when buying in Ingleside Heights
Transfer tax. San Francisco has a single tiered transfer tax, charged at one rate on the full price: $3.40 per $500 from just over $250,000 to under $1 million, and $3.75 per $500 from $1 million to under $5 million (sf.gov: Transfer tax). A house just across the line in Daly City is in San Mateo County and pays that county’s tax instead, so confirm the parcel’s county on the title report. Our San Francisco transfer tax guide has the exemptions.
Property tax. Expect 1% of assessed value plus voter-approved rates (BOE Publication 29), a reassessable ownership change may produce a supplemental bill or refund (sf.gov) and citywide parcel taxes on each parcel, including each condo unit (SF Treasurer). Our San Francisco property tax guide covers due dates.
Oceanview Terrace and Alemany condos. The condominium buildings have association budgets and maintenance obligations to review. Before you offer, read each association’s budget, reserve study and master insurance policy; in buildings of the same age, major components tend to come due together (condo guide). Ask whether the shopping-center parcel next door shares any easements or maintenance agreements with the residential buildings.
The BMR units. Units with recorded below-market-rate restrictions at Oceanview Terrace follow the city program’s resale price and buyer-eligibility rules (BMR homes guide).
Permits, ADUs and remodels in Ingleside Heights
For a compact house, expansion is the usual remodel question here. Planning reviews zoning, and the Department of Building Inspection issues the permit (DBI). Inside the Oceanview Large Residence SUD described above, larger additions can trigger Conditional Use review, so test the plan against the floor-area and bedroom thresholds before you design it.
A second unit is often the simpler path. Planning’s State ADU Program allows a junior ADU of up to 500 square feet within a single-family house with owner occupancy required when the JADU shares sanitation with the main residence, and its Local ADU Program can grant some code waivers (SF Planning: Accessory dwelling units). State law provides a ministerial path, when its statutory conditions are met, for one ADU and one junior ADU within an existing single-family house (Government Code §66323). The city’s step-by-step guide covers the building permit (sf.gov: ADU permit). For a 1940s house, order the 3R report first to confirm the permitted use and unit count (sf.gov: 3R report).
Luxury homes and estates in Ingleside Heights
Ingleside Heights includes RH-1 house blocks, and the Oceanview Large Residence SUD puts very large houses through Conditional Use review. The higher-end homes are therefore the larger or fully rebuilt detached houses on the hill blocks between Shields Street and Alemany Boulevard. Buyers looking for larger lots nearby often compare Merced Heights and the residence parks of District 4. Because small RH-1 lots dominate, a permitted second story or finished lower level is the usual way a house here moves up, which is why the permit file carries so much weight.
For a substantial purchase, the due diligence that matters most is the permit history behind any second story or finished lower level, the Conditional Use record if a large addition was approved, and the narrow liquefaction strip along Brotherhood Way for parcels at the south edge. Price earthquake coverage early (earthquake insurance guide), and see insuring a high-value home in California.
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 San Francisco luxury homes for how we market higher-end property.
Ingleside Heights real estate: questions people ask
Where can I find Ingleside Heights homes for sale?
The listings at the top of this page show current Ingleside Heights homes and condos for sale, from MLS subdistrict 3G. Nearby, our Oceanview guide covers the blocks east of Orizaba Avenue.
Is Ingleside Heights in San Francisco or Daly City?
The 3G subdistrict is in San Francisco and runs south to the county line. Streets at the edge, such as those near Saint Charles Avenue, sit close to Daly City, so check the county on the title report.
Is Ingleside Heights the same as Merced Heights?
Not on the MLS. Merced Heights is the band north of Shields Street; Ingleside Heights (3G) runs from Shields to the county line, though some sources use the names more loosely.
Can I add a second unit to an Ingleside Heights house?
Usually. State law provides a ministerial path, when its statutory conditions are met, for one ADU and one junior ADU within an existing house, and Planning’s ADU programs set the details.
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.
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
- 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
- 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
- City and County of San Francisco, Department of Building Inspection: https://www.sf.gov/departments–department-building-inspection
- 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
- City and County of San Francisco, Get a building permit for an ADU: https://www.sf.gov/get-a-building-permit-for-an-accessory-dwelling-unit-adu
- City and County of San Francisco, Request a Report of Residential Building Record (3R): https://www.sf.gov/request3r
Sources & notes
- DataSF (Office of the Assessor-Recorder): Assessor Historical Secured Property Tax Rolls, 2025 closed roll (parcel counts by class, build years, stories, zoning codes, street listings and subdistrict extents; queried October 2026)
- San Francisco Planning: PlanningData map service (zoning, height and special use districts, seismic hazard liquefaction and landslide layers, FEMA flood layer; point and envelope queries, October 2026)
- San Francisco Planning Code (via GoCodebook): Sec. 249.3, Oceanview Large Residence Special Use District
- San Francisco Planning Code (via GoCodebook): Sec. 249.97, Priority Equity Geographies Special Use District
- Wikipedia: M Ocean View (route, stops, station details, planned projects)
- SFMTA: 54 Felton route page (streets, stops, hours)
- SFMTA: 29 Sunset route page (streets and stops)
- Wikipedia: Oceanview, San Francisco (boundaries, history, parks, library, firehouse)
- San Francisco Public Library: Ocean View Library History
- Wikipedia: Merced Heights, San Francisco (general-reference boundaries)
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 Ingleside 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 Ingleside Heights, San Francisco home and property valuation
