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Lower Pacific Heights, SF Real Estate & Homes for Sale

Lower Pacific Heights is the San Francisco band between California Street and Geary Boulevard, east of Presidio Avenue, with the Fillmore Street corridor at its center and city rules through SF Planning. Most housing is condominiums, flats and apartment buildings, and many apartment buildings fall in the soft-story program.

Explore Lower Pacific Heights, SF real estate and homes for sale with this local guide. Contact Diamond to discuss your criteria and current property-search options.

At a glance
CountySan Francisco (City and County)
Local governmentCity and County of San Francisco — SF Planning
HousingCondos in older and 1980s+ buildings, flats, apartments; few single-family
Hazards to checkCheck state liquefaction/landslide maps; many soft-story apartment buildings
Getting around38/38R Geary, 22 Fillmore, 24 Divisadero, 1 and 2 buses; no rail line
Local rulesBush St–Cottage Row Article 10 district; RTO-C on Sutter; soft-story program
Browse homesDiscuss your search

By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.

Lower Pacific Heights is the band of San Francisco between California Street and Geary Boulevard, running east from Presidio Avenue, with the Fillmore Street shopping corridor at its center. It sits below Pacific Heights on the slope, and most of its housing is condominiums, flats and apartment buildings rather than detached houses. Buyers search it as part of District 6 in the local MLS.

The area was historically part of the Western Addition, and the name “Lower Pacific Heights” came into wide use as values rose in the 1980s and 1990s, replacing the older “Upper Fillmore” label (Wikipedia). This guide covers where the edges fall, what the city’s parcel and assessor data show about the housing, the zoning that governs it, and what to prepare before you buy or sell here. For the wider district, see our SF District 6 guide.

Lower Pacific Heights homes for sale

Lower Pacific Heights market report

Where Lower Pacific Heights starts and stops

Sources draw the edges a little differently. One common definition uses California Street on the north, Geary Boulevard on the south, Presidio Avenue on the west and Van Ness Avenue on the east; another puts the northern line at Pine Street and treats Japantown as the neighbor to the east (Wikipedia). The MLS map has its own lines, so ask your agent to confirm which district and subarea a specific listing is filed under.

Because the assessor’s “Lower Pacific Heights” neighborhood includes theatre and hotel parcels, it appears to take in at least part of the Japantown commercial area. Treat neighborhood totals with that in mind.

That eastern edge carries two sets of special rules. Planning Code Section 721 maps the Japantown Neighborhood Commercial District over the commercial blocks from Geary Boulevard to Post Street between Fillmore and Laguna, and it requires commercial uses on the ground floor. A few blocks north, the Bush Street–Cottage Row Historic District, an Article 10 landmark district designated in 1991, covers a group of 1870s and early-1880s houses on Bush, Sutter and the Cottage Row lane, so exterior work there goes through preservation review.

Fillmore Street and the other commercial edges

Fillmore Street is the neighborhood’s main street, and two different zoning districts govern it. The city’s zoning map places the 2000 block of Fillmore in the Upper Fillmore Neighborhood Commercial District (Planning Code Section 718), and the parcel file shows that district on Fillmore addresses from about 1900 to 2131. South of there, Fillmore addresses from about 1500 to 1850, toward Geary, fall in the Fillmore Street Neighborhood Commercial Transit District (Section 760).

The difference matters if you are buying a mixed-use building or a flat above a storefront. Each district sets its own rules for ground-floor uses, residential density and parking, so read the specific Planning Code section rather than assuming the whole street works the same way.

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.

What the housing stock looks like

Each condominium unit is its own parcel, so condos dominate the count even though many sit in older converted buildings.

Assessor property classParcels (2025 roll)
Condominium (plus 21 below-market-rate condos)1,608
Single-family dwelling347
Flats and duplex287
Apartment building, 5 to 14 units117
Apartment building, 15 or more units107
Apartment building, 4 units or fewer61
Flat and store, 4 units or fewer61

Treat the assessor’s year as approximate and confirm it in the building record.

In practice, buyers here usually compare a condo in a converted Victorian or Edwardian building, a condo in a 1980s or later building with an HOA, a full flat in a two- or three-unit building, and the occasional single-family house. Our guide to Victorian and Edwardian homes in San Francisco covers what to inspect in the older buildings.

The area also holds an individual city landmark, the Madame C.J. Walker Home for Girls and Women, a charitable residence that operated from 1921 to 1972 (Wikipedia). On a landmark property, exterior changes need preservation review on top of the usual permits.

Zoning on the residential blocks

Away from the commercial streets, the parcel file shows a mix of house and multifamily districts.

San Francisco’s Family Zoning Plan took effect January 12, 2026, after final Board of Supervisors approval on December 9, 2025 (SF Planning). It created a new Residential Transit Oriented – Commercial (RTO-C) district that allows commercial uses on more parcels, and it concentrated on transit routes and commercial streets in the north and west of the city. Some Sutter Street parcels in this area now carry RTO-C, so check the current zoning of any parcel before relying on an older appraisal or listing description.

Getting around

Lower Pacific Heights is a bus neighborhood with no rail line of its own. SFMTA’s route list includes the lines most residents use here:

  • 38 Geary and 38R Geary Rapid on the southern edge, toward downtown and the Richmond.
  • 22 Fillmore along the commercial spine, north to the Marina and south through the Western Addition.
  • 24 Divisadero on the west side.
  • 1 California and 2 Sutter on the east-west streets their names indicate.
  • 43 Masonic, which SFMTA routes along Presidio Avenue and a short stretch of Geary at the western edge.

Building and hazard checks

Many apartment buildings here fall within DBI’s Mandatory Soft Story Program. The program reaches wood-frame apartment buildings with at least five units whose construction permit was applied for before January 1, 1978, if they stand three or more stories tall (or two over a basement or crawl space) and were never strengthened. DBI publishes a list of covered properties, and our seismic retrofit guide for multifamily owners explains what a completed retrofit should look like on paper.

The California Geological Survey maps liquefaction and earthquake-induced landslide zones under the 1990 Seismic Hazards Mapping Act, and a seller whose property lies in a mapped zone must disclose it. In SF Planning’s GIS copy of those state maps, checked in October 2026, no liquefaction or landslide zone falls within Lower Pacific Heights from Presidio Avenue east to about Franklin Street. Still confirm the specific parcel in the CGS Earthquake Zones app; our San Francisco hazard maps guide explains how.

Rentals add their own rules. Units whose first certificate of occupancy was issued after June 13, 1979 are partially exempt from local rent increase limits, but since January 20, 2020 they have been covered by the Rent Ordinance’s just-cause eviction rules (SF Rent Board). That makes the building’s age and the tenancy history part of the price conversation for any occupied unit.

Selling a home in Lower Pacific Heights

Buyers here are usually choosing between a condo, a TIC share and a full flat, often in buildings of similar age on nearby blocks. A seller does best when the listing makes the ownership form and the building’s condition plain from the start.

  1. Pull the 3R report early. It shows the permitted use and number of units, which buyers compare against what they see. Our San Francisco seller requirements page covers the 3R report, transfer tax and the water and energy inspection.
  2. Assemble the HOA or TIC file. For a condo, that means the documents state law requires; see our guide to San Francisco condos. For a TIC, have the agreement, loan terms and any conversion history ready, as described in our TIC guide.
  3. Document seismic work. If the building was on the soft-story list, include the permit and completion record.
  4. Know your zoning. If the parcel is on Fillmore, Sutter or Divisadero, state the current district so a buyer of a mixed-use building is not surprised.

The market report on this page shows current figures for the neighborhood. Our guide to selling in San Francisco covers pricing and marketing.

Permits, ADUs and remodels in Lower Pacific Heights

San Francisco Planning decides what a parcel’s zoning allows, and the Department of Building Inspection (DBI) handles building permits and their records. Start with Planning’s Property Information Map. It shows the parcel’s zoning district, height district, any historic status and the permit history Planning holds. That matters here more than in most neighborhoods, because one block can mix RH-2, RH-3, RM-1, RTO-C and neighborhood commercial zoning.

Historic districts and landmarks. Inside the Bush Street–Cottage Row Historic District and on individual landmarks, exterior work goes through historic preservation review before a permit is issued. Check the parcel’s status on the Property Information Map before you plan a facade, window or roof change.

Accessory dwelling units. San Francisco runs two separate ADU programs, and a project can’t combine them (SF Planning ADUs):

  • State program: ministerial review, exempt from most Planning Code rules.
  • Local program: reviewed in-house by Planning, with Planning Code waivers available for existing buildings. Under it, a lot with four or fewer legal units can add one ADU plus one detached ADU, and a qualifying lot with five or more legal units can add an unlimited number plus one detached ADU.

Local program ADUs are subject to rent control and need a declaration to the Rent Board before the application is filed. Prior owner move-in or no-fault evictions can rule out a local program ADU. That’s worth checking in a neighborhood with this many older multi-unit buildings.

Condos and HOAs. In a condominium, the HOA’s CC&Rs and approvals apply on top of city permits for any interior remodel. Ask for the association’s alteration rules along with the resale documents.

Costs to plan for when buying in Lower Pacific Heights

  • Transfer tax: San Francisco’s tax applies to the whole price at a single tiered rate per $500 of value (SF transfer tax). The tiers are:

    • $2.50 up to $250,000
    • $3.40 above $250,000 and under $1 million
    • $3.75 from $1 million to under $5 million
    • $11.25 from $5 million to under $10 million
    • $27.50 from $10 million to under $25 million
    • $30.00 at $25 million or more

    The tax is due when the deed is recorded, with a transfer tax affidavit. See our San Francisco transfer tax guide.

  • Property tax: the 1% general levy plus voter-approved bonds, with special assessments and parcel taxes listed on the bill (SF Treasurer, secured property taxes; parcel taxes and special assessments). a reassessable ownership change may produce a supplemental bill or refund (SF supplemental assessments). See our San Francisco property tax guide.

  • HOA dues and assessments: for condos, read the budget, reserve study and any special assessments; see our guide to older-building shared costs in District 6.

  • 3R report: the seller provides it, but check what it covers. DBI’s residential building record shows authorized use and building permit history only, not plumbing or electrical permits (SF 3R report).

Luxury homes and estates in Lower Pacific Heights

In Lower Pacific Heights, high-end property usually means one of three things:

  • A full-floor or top-floor condominium in a Victorian or Edwardian building.
  • A condo in a newer building with an elevator and parking.
  • One of the neighborhood’s few single-family houses.

Houses inside the Bush Street–Cottage Row Historic District and individual city landmarks carry preservation review for exterior work. See our guides to Victorian and Edwardian homes and San Francisco luxury condos.

The checks that matter most at this level:

  • Permits: match the 3R report and DBI permit history to the actual layout, especially finished lower floors.
  • Retrofits: check soft-story and seismic retrofit status for the building.
  • HOA: read the reserves and any litigation disclosures.
  • Hazards: look up the parcel on our San Francisco hazard maps guide.
  • Insurance: price it early; see insuring a high-value home.

For a single-family house, also confirm the zoning on Planning’s Property Information Map. Some nearby blocks are RH-3, RM-1 or the new RTO-C, which can change what neighbors are allowed to build next door.

Some sellers want 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. If a home is then marketed to the public, MLS rules apply. See San Francisco luxury homes and our private sales page. We can’t promise that any particular property will be available.

Renting out a Lower Pacific Heights home

Two sets of rules matter before you buy for rental income.

Short-term rentals. You can host only in a unit that’s your permanent residence, where you spend at least 275 nights a year. Unhosted stays are capped at 90 nights a year. Hosts need both a business registration and an Office of Short-Term Rentals certificate. ADUs, below-market-rate units and buildings with an Ellis Act eviction after November 1, 2014 can’t be used for short-term rentals (SF Planning short-term rental FAQs).

Long-term rentals. Long-term tenancies in older buildings are usually covered by the Rent Ordinance (SF rental laws). Read Ellis Act evictions in San Francisco before you buy an occupied building.

Add to the existing "Questions people ask" section:

Who can manage a Lower Pacific Heights 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). In San Francisco, the manager also has to follow the Rent Ordinance’s rules on increases, notices and evictions for covered units.

Who issues building permits in Lower Pacific Heights?

The Department of Building Inspection issues building permits after any required review by San Francisco Planning. Historic districts and landmarks add preservation review. Planning’s Property Information Map shows what applies to a parcel.

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.

The Local ADU eviction lookbacks have a specific exception for temporary capital-improvement evictions when the required declaration preserves the tenant’s right to reoccupy. Confirm the actual eviction history and chosen program with Planning.

Sources for this section

  1. SF Planning, Property Information Map: https://sfplanninggis.org/pim/
  2. SF Planning, Accessory Dwelling Units: https://sfplanning.org/accessory-dwelling-units
  3. SF.gov, Transfer tax: https://www.sf.gov/transfer-tax
  4. SF Treasurer, Secured property taxes: https://sftreasurer.org/property/secured-property-taxes
  5. SF Treasurer, Parcel taxes and special assessments: https://sftreasurer.org/property/parcel-tax-exemptions-and-special-assessments
  6. SF.gov, Supplemental assessments: https://www.sf.gov/information–learn-about-supplemental-assessments
  7. SF.gov, 3R report: https://www.sf.gov/request3r
  8. SF Planning, Short-term rental FAQs: https://sfplanning.org/str/faqs-short-term-rentals
  9. SF.gov, San Francisco rental laws: https://sf.gov/learn-about-san-francisco-rental-laws
  10. California Business and Professions Code §10131: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=BPC&sectionNum=10131

Questions people ask

Is Lower Pacific Heights the same as Pacific Heights?

No. Pacific Heights is uphill, north of California Street. Lower Pacific Heights lies between California Street and Geary Boulevard, and its housing is more condos, flats and apartment buildings than large single-family houses.

Is Japantown part of Lower Pacific Heights?

It depends on the map. Japantown sits north of Geary, so some sources include it in Lower Pacific Heights and others treat it as part of the Western Addition. Confirm the MLS area for any specific listing.

What zoning applies on Fillmore Street?

The upper blocks, around the 1900 to 2100 addresses, are in the Upper Fillmore Neighborhood Commercial District (Planning Code Section 718). Addresses from about 1500 to 1850, toward Geary, are in the Fillmore Street Neighborhood Commercial Transit District (Section 760).

Are most homes here condos?

Use current listings to identify the property type you need, then verify its ownership form, legal unit count and any recorded restrictions.

Did the Family Zoning Plan change anything here?

It took effect January 12, 2026 and created the RTO-C district, which now appears on some Sutter Street parcels in the area. Check the current zoning of a parcel before you rely on older documents.

Is there BART or Muni Metro in Lower Pacific Heights?

No. The neighborhood is served by buses, mainly the 38 Geary and 38R Geary Rapid, 22 Fillmore, 24 Divisadero, 1 California, 2 Sutter and 43 Masonic.

If you own in Lower Pacific Heights and want to know how your building type is selling right now, request a home valuation and we will walk you through the comparable sales.

Sources & notes

Last reviewed October 2026 by Matthew Martinez.

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