Merced Manor, San Francisco Real Estate & Homes for Sale
Explore Merced Manor, 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 | City and County of San Francisco — SF Planning |
| Housing | Detached 1930s single-family houses; nearly all RH-1(D) |
| Hazards to check | No mapped liquefaction or landslide zone; Coastal Zone lies to the west |
| Local rules | Approved Stonestown project (up to 3,500 homes) across Eucalyptus Drive |
Merced Manor homes for sale
Merced Manor market report
Streets and edges
Merced Manor is a grid, not a curving residence-park plan.
- North: Sloat Boulevard, with Stern Grove and Pine Lake Park on the other side.
- East: 19th Avenue; Lakeside lies across it.
- South: Eucalyptus Drive, beyond which is Stonestown.
- West: about 26th Avenue, where the curving streets of Lake Shore begin.
Ocean Avenue crosses the middle on its way west into Lake Shore.
A 1930s house stock with larger floor plans
That is a narrower window than in any other subdistrict we checked in District 3.
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.
Recorded area can include or leave out lower-level space depending on what was permitted, so the building record matters more than the listing’s square footage.
Apart from the houses, the roll shows three vacant residential lots, one flat or duplex, one dwelling with an apartment and one government parcel. There are no condominiums.
Across Eucalyptus Drive: the Stonestown plan
San Francisco Planning describes the Stonestown Development Project as a privately owned site of about 43 acres north of San Francisco State University, west of 19th Avenue, south of Eucalyptus Drive and east of Lowell High School. That puts it directly south of Merced Manor.
The site is an 11-acre shopping center, 3 acres of streets and 27 acres of surface parking. Brookfield Properties’ plan keeps most of the Stonestown Galleria and turns the parking lots into a mostly residential district of up to 3,500 homes, with parks and plazas, retail, community space, office and structured parking.
- The Planning Commission certified the environmental impact report and recommended approval 7-0 on May 9, 2024.
- The Board of Supervisors gave final approval on July 23, 2024, and the approvals became operative September 1, 2024.
- The recorded development agreement is dated July 7, 2025.
Planning’s project page gives no construction schedule, and we have not seen a start date. For a Merced Manor buyer, the practical questions are construction traffic on Eucalyptus Drive and 19th Avenue, and what new shops and open space arrive, and when. Read the approved documents rather than relying on marketing descriptions.
Zoning: almost entirely RH-1(D)
Planning’s special use district layer places the area inside the Family and Senior Housing Opportunity Special Use District, created by Planning Code section 249.94 to allow added units on qualifying house lots.
The section is detailed. In short, a qualifying single lot can hold up to four units, corner lots and merged lots more, and the height limit is generally 40 feet; the owner must have held the lot for a set period, and the rules bar demolishing occupied or recently rent-restricted units and buildings listed in, or eligible for, the California or National Register. Separately, Planning’s summary of the Family Zoning Plan, in effect since January 12, 2026, describes removing unit-count limits on residential blocks off the main corridors while keeping the existing height limit, typically four stories.
Private restrictions recorded when a tract was sold can add conditions that zoning does not, and they appear in the preliminary title report. Our SB 9 guide covers the separate state-law route.
What the hazard maps show
Merced Manor sits clear of the mapped seismic hazard zones on Planning’s layers. Neither the liquefaction nor the earthquake-induced landslide layer has a polygon inside the subdistrict’s parcel area; the nearest liquefaction mapping lies to the south and southwest toward Stonestown and Lake Merced. The Coastal Zone boundary runs west of the neighborhood around the lake.
A clean map is not a clean report. The Natural Hazard Disclosure for a specific house is what goes to the buyer, and the San Francisco hazard maps guide shows how to check a parcel yourself.
Transit and the 19th Avenue corridor
Muni’s M Ocean View has right-of-way stops at Ocean Avenue and at Eucalyptus Drive, both at the neighborhood’s edge, and a high-platform station at Stonestown Galleria on Winston Drive. The line runs from Embarcadero to Balboa Park; it is about a 9-mile route. Wikipedia reports average daily ridership of 16,800 in June 2025.
On 19th Avenue, published route lists show the 28 and weekday 28R running to Daly City BART station. The 18 46th Avenue terminates at Buckingham Way on 19th Avenue, and the 58 Lake Merced starts at Stonestown Galleria. Our route list is dated 2022, so confirm current service with SFMTA.
The M’s slow running on 19th Avenue is a known problem; Wikipedia cites afternoon speeds of 8.5 to 9.5 miles per hour on a 2-mile stretch. A full-subway concept with underground stations at St. Francis Circle, Winston Drive, Holloway and Parkmerced has been studied at an estimated $3 billion, but it is unbuilt and unscheduled.
Selling a home in Merced Manor
Merced Manor’s own sales are the first comparison, followed by Lakeside across 19th Avenue and by Lake Shore and Pine Lake Park. Because nearly every house comes from the same decade, condition, layout and permitted space separate one sale from another more than age does.
- Permitted space: reconcile every finished room and bathroom below the main level with the permit file and the 3R report.
- Systems: 1930s houses may carry original or partly updated wiring, plumbing and foundations; recent inspection reports help buyers price the work.
- The Stonestown question: buyers will ask. Point them to Planning’s project page rather than offering a forecast.
- City requirements: our San Francisco selling requirements guide covers the 3R report, energy rules and the transfer tax.
The market report on this page shows current subdistrict figures. For pricing and preparation in more depth, see our San Francisco home selling guide.
Questions people ask
Where exactly is Merced Manor?
South of Sloat Boulevard and west of 19th Avenue, on the avenues from 20th to about 26th, with Eucalyptus Drive as the southern edge.
Is the Stonestown project approved?
Yes. The Board of Supervisors gave final approval in July 2024 for up to 3,500 homes on the mall’s parking lots, and the development agreement was recorded in July 2025. Planning’s page lists no construction schedule.
Are there condos in Merced Manor?
Use current listings to identify the property type you need, then verify its ownership form, legal unit count and any recorded restrictions.
Which Muni lines serve Merced Manor?
The M Ocean View, with a right-of-way stop at Ocean Avenue, and buses on 19th Avenue, including the 28 and 28R. Check SFMTA for current service.
Is Merced Manor in a liquefaction zone?
Not on Planning’s copy of the state seismic hazard map. Check the Natural Hazard Disclosure for a specific house.
How big are Merced Manor houses?
Use current listings to identify the property type you need, then verify its ownership form, legal unit count and any recorded restrictions.
Weighing a Merced Manor house against one across 19th Avenue, or thinking about selling? Request a home valuation and we will compare it with recent sales of similar 1930s houses nearby, or browse the wider San Francisco guide.
Permits, ADUs and remodels in Merced Manor
Nearly every Merced Manor parcel is a 1930s detached house in RH-1(D), so most projects are additions, lower-level conversions and second units rather than new buildings. Planning reviews zoning, and the Department of Building Inspection issues the building permit (DBI).
Start with the record. As noted above, the recorded building area may leave out space below the main floor. The Report of Residential Building Record (3R) shows the permitted use and number of units (sf.gov: 3R report), and the permit history shows whether a finished ground floor was legalized. That gap is the most common surprise in a 1930s Sunset-side house.
Second units. Planning’s State ADU Program allows a junior ADU of up to 500 square feet within the house, with owner occupancy required when the JADU shares sanitation with the main residence, and its Local ADU Program can waive some Planning Code limits (SF Planning: Accessory dwelling units). Owners can follow the city’s step-by-step permit guide for an ADU (sf.gov: ADU building permit). For more than one added unit, the Family and Senior Housing Opportunity SUD and state SB 9 are separate routes; our SB 9 lot split guide explains the state option.
Tract restrictions. Like many 1930s tracts, Merced Manor lots may carry restrictions recorded when they were first sold, so read the preliminary title report for recorded covenants that may control fences, setbacks or additions in ways the zoning does not.
Costs to plan for when buying in Merced Manor
Transfer tax. San Francisco charges one rate on the full price: $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). The affidavit is filed when the deed records; our San Francisco transfer tax guide covers who customarily pays.
Property tax. Under Proposition 13 the base is 1% of assessed value, plus voter-approved debt rates (BOE Publication 29). A reassessable purchase may produce a supplemental assessment (sf.gov), and the secured bill includes citywide parcel taxes (SF Treasurer). Our San Francisco property tax guide has the installment dates.
No condo dues, but a full house to maintain. For a detached house, the ongoing costs include the ones a 90-year-old detached house brings: roof, foundation, sewer lateral and original wiring. A pre-purchase inspection is the place to price them.
Luxury homes and estates in Merced Manor
In planning terms, Merced Manor’s higher-end property is simply its most typical property: detached houses on RH-1(D) one-family lots. There are no estate or hillside districts here; what sets the best houses apart is a larger or remodeled floor plan, a permitted lower level and a location on the interior avenues rather than the 19th Avenue or Sloat Boulevard frontage. Buyers often compare Merced Manor with neighboring Lakeside and Pine Lake Park, and with St. Francis Wood for a residence-park setting. Stern Grove and Pine Lake Park lie just across Sloat Boulevard to the north.
For a high-value purchase, the checks that matter most are the permit history of any expansion, the recorded tract covenants, and the timing of construction at the approved Stonestown project directly south across Eucalyptus Drive. Price earthquake coverage early (earthquake insurance guide) and read insuring a high-value home in California.
Owners considering a discreet sale can discuss the permitted marketing options. 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 and private sales.
Merced Manor real estate: questions people ask
Where can I find Merced Manor homes for sale?
The listings at the top of this page show current Merced Manor homes for sale, from MLS subdistrict 3F. Buyers comparing detached houses often also watch Lakeside and Pine Lake Park too.
Is Merced Manor in the Sunset?
It sits just south of Sloat Boulevard, below the Sunset, in MLS District 3 rather than the Sunset’s District 2. It is governed by the City and County of San Francisco.
Who approves an addition in Merced Manor?
San Francisco Planning reviews zoning and design and the Department of Building Inspection issues the permit. Recorded tract covenants, if any, are a separate private check in the title report.
What does the transfer tax cost on a Merced Manor house?
San Francisco’s tiered rate applies to the whole price. A $2.4 million sale at $3.75 per $500 owes $18,000 (sf.gov).
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, Department of Building Inspection: https://www.sf.gov/departments–department-building-inspection
- City and County of San Francisco, Request a Report of Residential Building Record (3R): https://www.sf.gov/request3r
- San Francisco Planning, Accessory dwelling units: https://sfplanning.org/accessory-dwelling-units
- 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, 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
Sources & notes
- San Francisco Association of REALTORS: San Francisco MLS district map (Reineck & Reineck, 2001)
- DataSF (Office of the Assessor-Recorder): Assessor Historical Secured Property Tax Rolls, 2025 closed roll (parcel counts by class, build years, median lot and building area, zoning codes, street lists and coordinates for District 3 subdistricts; queried October 2026)
- San Francisco Planning: PlanningData map service (zoning districts, height districts, special use districts, Coastal Zone, seismic hazard liquefaction and landslide layers; envelope and point queries, October 2026)
- San Francisco Planning: Stonestown Development Project (approvals, site description, development agreement)
- San Francisco Planning: SF Family Zoning Plan (adoption and effective dates, Coastal Zone handling)
- San Francisco Planning Code (via GoCodebook): Sec. 249.94, Family and Senior Housing Opportunity Special Use District
- Wikipedia: M Ocean View (route, stops, history, ridership, subway concept)
- Wikipedia: List of San Francisco Municipal Railway lines (route termini; service as of July 2022)
Last reviewed October 2026 by Matthew Martinez.
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