Sea Cliff, San Francisco Real Estate & Homes for Sale
Sea Cliff is a planned residence park on the bluffs at the mouth of the Golden Gate, between Baker Beach and Lincoln Park, under San Francisco city rules through SF Planning. It is almost entirely detached houses built 1906–1929 on District 1’s largest typical lots, and a mapped landslide zone runs along the bluff.
Explore Sea Cliff, 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 single-family houses, mostly 1906–1929; RH-1(D) and RH-1 |
| Hazards to check | Landslide zone along the bluff; most area FEMA Zone X; outside Coastal Zone |
| Local rules | Detached-house zoning; no commercial zones; Family Zoning Plan in effect |
Sea Cliff is a planned residence park on the bluffs at the mouth of the Golden Gate, between the Presidio and Baker Beach on the east and Lincoln Park on the west. It is almost entirely detached single-family houses, most built between 1906 and 1929, on the largest typical lots in District 1. The San Francisco MLS lists it as neighborhood 1F of SF District 1.
Sea Cliff is part of the city’s high-end market, and the questions buyers ask here are different from the rest of the district: how close a house is to the bluff, what the view corridor is, who designed it and what the ground has done over a century. This guide covers the layout, the architecture, the beaches and trails, the hazard maps, zoning, transit and how to prepare a sale. For the wider high-end market, see our San Francisco luxury homes guide.
Sea Cliff homes for sale
Sea Cliff market report
Where Sea Cliff begins and ends
Sea Cliff lies southwest of the Presidio and east of Lincoln Park, overlooking the Golden Gate strait. The area is small, about 0.14 square miles, and it is split between ZIP codes 94121 and 94129.
Its neighbors within District 1 are the Lake Street blocks to the southeast and the Central Richmond and Outer Richmond to the south. The street pattern is the clearest sign that this was planned separately from the avenues: curving streets such as Sea Cliff Avenue, Scenic Way and McLaren Avenue follow the bluff instead of the grid.
A residence park of 1910s and 1920s houses
Sea Cliff is one of nine master-planned residence parks in San Francisco, laid out to a plan by landscape architect Mark Daniels.
Several well-known Bay Area architects built here. Willis Polk designed 9, 25 and 45 Scenic Way (1914); Julia Morgan designed 50 Scenic Way (1921); Albert L. Farr designed 60 McLaren Avenue and 455 Sea Cliff Avenue; and Edward G. Bowles designed 8 Sea Cliff Avenue. The Hanson House at 126 27th Avenue (1907, John Charles Flugger) is City Landmark No. 196 on SF Planning’s landmark map.
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.
| Build date (single-family parcels, 2025 roll) | Parcels | Share |
|---|---|---|
| Before 1906 | 4 | 1% |
| 1906 to 1919 | 154 | 33% |
| 1920 to 1929 | 189 | 40% |
| 1930 to 1945 | 58 | 12% |
| 1946 to 1979 | 59 | 13% |
| 1980 or later | 3 | 1% |
China Beach, Baker Beach and the Lands End trail
China Beach, a small public beach, is inside the neighborhood, below the bluff. Baker Beach adjoins it on the Presidio side to the east. To the west, the Coastal Trail through Lands End, part of the Golden Gate National Recreation Area, starts at the northern end of 32nd Avenue in Sea Cliff.
From that trailhead the path runs past the Lincoln Park headland and then downhill to Point Lobos Avenue, Sutro Heights Park and the Cliff House. It follows the old Cliff House Railway bed, is wheelchair accessible as far as the Mile Rock Overlook, and has a spur to Mile Rock Beach. Lincoln Park itself holds a city golf course and the Legion of Honor museum, and the Lands End Lookout visitor center opened in 2012.
The bluff and what the hazard maps show
Because Sea Cliff is built along a coastal bluff, the hazard maps matter more here than almost anywhere else in District 1. We checked SF Planning’s copies of the state and federal maps; this is what they show for the neighborhood:
- Earthquake-induced landslide zone. The California Geological Survey zone runs along the bluff between the houses and the water, and continues west under Lincoln Park and Lands End toward Point Lobos. In Sea Cliff it reaches farther inland around China Beach, roughly between 30th and 32nd Avenues. Lots on the bluff side of the northern streets are the ones most likely to touch it.
- Liquefaction zone. None is mapped across the Sea Cliff blocks. The nearest one follows the creek valley and Baker Beach on the Presidio side, with its western edge at roughly 25th Avenue, so owners at the eastern end should confirm their parcel.
- FEMA flood zones. FEMA’s flood map for this stretch (panel 0111, effective March 23, 2021) shows VE coastal high-hazard zones along the shoreline, with base flood elevations of 16 to 20 feet (NAVD88). The rest of the area returned by that map query is unshaded Zone X, outside the mapped flood hazard.
- Coastal Zone. Planning’s Coastal Zone layer stops short of Sea Cliff. The city’s Western Shoreline Area Plan describes the Coastal Zone as running about six miles from Fort Funston north to the Point Lobos area at the Cliff House and Sutro Heights, so Local Coastal Program permits do not normally reach these blocks.
All of these lines are approximate. We read them from generalized map data, and a zone edge can cut partway across a block, so the street ranges above are a guide, not a parcel finding. Check the specific address on the state’s official Seismic Hazard Zone map or SF Planning’s Property Information Map, and read the Natural Hazard Disclosure report for the property.
In Planning’s records, a parcel inside the landslide zone is flagged for review when a project involves new construction, larger additions or grading.
If you are buying a bluff-side house with plans to expand, budget for a geotechnical engineer early, and ask the seller for any past soils reports, drainage work and retaining-wall permits. Diamond may refer you to partners we work with; you’re free to choose any provider. A mapped zone must be disclosed on the Natural Hazard Disclosure Statement, and the address lookups are explained in our San Francisco hazard maps guide.
Zoning: a detached-house district
There are no commercial zones; the nearest shops are on Clement Street and Geary Boulevard to the south.
The Family Zoning Plan, in effect since January 12, 2026, focuses new height on major transit and commercial streets, none of which run through Sea Cliff. In residential areas off those streets, the plan allows added units within the existing height limit, typically four stories, and designated historic resources still go through review. In practice, a Sea Cliff lot’s value rests on the house and the view, not on development potential, but check the adopted map or the Property Information Map before planning a major change.
Getting to and from Sea Cliff
Transit stops at Sea Cliff’s edges.
Per published route lists, the 1 California ends at Geary and 33rd Avenue and the weekday peak-hour 1X California Express uses the same terminal. The 18 46th Avenue starts at the Legion of Honor in the daytime, the 29 Sunset’s evening trips end at 25th Avenue and California, and the 38 and 38R run on Geary farther south. There is no rail service in this part of the city.
By car, the neighborhood connects east to Park Presidio Boulevard, which runs north through the Presidio to the Golden Gate Bridge, and south to Geary Boulevard for downtown. With buses only at the edges, buyers here tend to weigh garage capacity and driveway access heavily.
Selling a house in Sea Cliff
Sea Cliff has fewer than 500 houses, so in any given year only a small number sell and no two are alike. Buyers compare a house with recent Sea Cliff sales first, then with Presidio Heights, Pacific Heights and the larger Lake Street houses. What moves value is position: bluff side or inland side, the width of the water and bridge view, lot size, the architect, and the condition of the structure and systems.
- Assemble the ground file. Soils and geotechnical reports, drainage and retaining-wall permits, and any foundation work. On a bluff-side lot, this is the first thing a serious buyer’s team asks for.
- Document the design history. Original architect, later additions and permits, and landmark status if it applies. A known architect is a selling point only if the record supports it.
- Run the transfer tax numbers. San Francisco sets one rate on the entire price by tier: $11.25 per $500 from $5 million to under $10 million, $27.50 per $500 from $10 million to under $25 million, and $30.00 per $500 at $25 million or more. A sale at $10,000,000 owes about $550,000, against about $225,000 at $9,999,999. Who pays is set in the contract, and custom varies, so settle it early. This is general information, not tax advice; confirm the figure with your escrow officer or a tax adviser. Our San Francisco transfer tax guide has the full table.
- Prepare the city reports. The 3R report and other required steps are on our seller requirements page.
- Decide how public to be. Some sellers here prefer a quiet sale. Diamond’s own client database and targeted off-market campaigns can reach likely buyers before any public launch. Public marketing changes that: under NAR’s Clear Cooperation policy and MLS rules, the listing then has to go into the MLS. Our private sales guide explains the trade-offs.
Questions people ask
Where is Sea Cliff in San Francisco?
On the bluffs above the Golden Gate in the northwest of the city, between the Presidio and Baker Beach on the east and Lincoln Park on the west, north of the Richmond District’s avenues. The MLS lists it as 1F in District 1.
Is Sea Cliff in a landslide zone?
Part of it. The edges are approximate, so check the specific parcel on the official map, especially on the bluff side.
Is Sea Cliff in the Coastal Zone?
Not on SF Planning’s maps. The city’s Coastal Zone runs from Fort Funston north to the Point Lobos area by the Cliff House, and Planning’s Coastal Zone layer does not reach Sea Cliff. Confirm for a specific parcel on the Property Information Map.
Is China Beach public?
Yes. China Beach is a small public beach inside the neighborhood, and Baker Beach in the Presidio adjoins it to the east.
How big are Sea Cliff houses and lots?
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 in Sea Cliff?
Mostly RH-1(D), the detached single-family district, with RH-1 on most other parcels. There is no commercial zoning in the neighborhood.
How much is the transfer tax on a $10 million Sea Cliff sale?
At $10 million the rate is $27.50 per $500 on the entire price, about $550,000. Just under $10 million the rate is $11.25 per $500, about $225,000.
If you own in Sea Cliff and want a realistic view of value, timing and how public to make a sale, contact Matthew Martinez for a private conversation, or read how Diamond handles luxury real estate across the Bay Area and in San Francisco.
Luxury homes and estates in Sea Cliff
Sea Cliff is one of San Francisco’s planned residence parks, and in planning terms its high end is set by three things: detached-house zoning, the bluff, and the architects. Confirm the actual RH-1(D), RH-1 or other district for the property. Compare the property’s actual lot and permitted living area with similar houses. The houses with water and Golden Gate views sit on the bluff side of Sea Cliff Avenue, Scenic Way and McLaren Avenue, which is also where the state’s earthquake-induced landslide zone runs.
For a high-value purchase, the most important checks are on that bluff side:
- Slope and drainage. Any past geotechnical reports, retaining-wall permits and drainage work, plus whether a planned addition would trigger landslide-zone review. Our hillside geotechnical report guide explains what an engineer reviews.
- Permit history. Match the 3R report to the house as built, especially finished lower floors and later additions (SF.gov: 3R report).
- Architect-designed houses. Houses by Willis Polk, Julia Morgan or Albert Farr can be historic resources even without landmark status. That affects demolition and major exterior work. See buying a historic home.
- Insurance. Quote earthquake and high-limit homeowners coverage early; see earthquake insurance and insuring a high-value home.
Many Sea Cliff owners want privacy. 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 · how we find off-market deals. We don’t promise that any particular house is available. For the citywide picture, see San Francisco luxury homes; buyers here often compare Lake Street and Pacific Heights.
Costs to plan for when buying in Sea Cliff
The top transfer tax tiers. San Francisco’s transfer tax applies one rate to the whole price, and Sea Cliff sales often fall in the upper tiers: $11.25 per $500 from $5 million to under $10 million, $27.50 per $500 from $10 million to under $25 million, and $30.00 per $500 at $25 million or more (SF.gov: Transfer tax). By our arithmetic, that’s 2.25%, 5.5% and 6% of the price. A small price change near a tier line can shift the tax a lot. The Transfer Tax Affidavit is filed even when no tax is due. See our transfer tax guide.
Property tax. The base is 1% of assessed value under Proposition 13, plus voter-approved debt (BOE Publication 29). On a high-priced purchase, the supplemental bill for the gap between the seller’s assessed value and the new value can be large, and it arrives after closing (SF.gov). Flat parcel taxes, such as the 2025–26 School Parcel Tax of $334.38, are small by comparison (SF Treasurer). See San Francisco property tax.
Permits, rebuilds and ADUs in Sea Cliff
A buyer who plans a major rebuild should know that Planning Code Section 317 treats removing 50% or more of the front and rear facades, plus 50% or more of the roof and floor plates, as a demolition. Demolishing housing generally needs Conditional Use approval. A single-family house can be approved without one only if it meets the code’s soundness standard. A pre-1923 building also needs a Planning finding that it isn’t historic before the main exemption applies (Planning Code §317). For an older house, establish historic status early in a rebuild plan.
For a guest suite or second unit, Planning’s State ADU program allows a junior ADU of up to 500 square feet inside a single-family house, with ministerial review and no subjective design review beyond standards that protect California Register properties. ADUs can’t be rented short term (SF Planning: ADUs). DBI issues building permits, mostly through its PermitSF portal from September 14, 2026 (SF.gov: DBI).
Sea Cliff real estate: questions people ask
Where can I see Sea Cliff homes for sale?
The listings at the top of this page come from MLS subdistrict 1F. Nearly all are detached single-family houses. Verify the ownership form for any condominium or small-building listing.
Can I tear down and rebuild a Sea Cliff house?
Only through Planning. A full demolition or a remodel that removes most facades and floors generally needs Conditional Use approval, and older houses are reviewed for historic status first.
Is Sea Cliff in San Francisco County?
Yes. It’s in the consolidated City and County of San Francisco, which handles zoning, permits, property tax and the transfer tax.
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.
Parcel-tax amounts labeled 2025–26 are historical examples. Use the current fiscal-year Treasurer information and the parcel’s actual bill for today’s amounts, applicable exemptions and assessments.
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
- SF.gov, Request a Report of Residential Building Record (3R): https://www.sf.gov/request3r
- SF.gov, Transfer tax: https://www.sf.gov/transfer-tax
- California State Board of Equalization, Publication 29: https://www.boe.ca.gov/proptaxes/pdf/pub29.pdf
- SF.gov, 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 Code §317 (GoCodebook mirror): https://gocodebook.com/library/us/ca/san-francisco-planning/article-3-zoning-procedures/sec.-317.-loss-of-residential-and-unauthorized-units-through-demolition,-merger,-and-conversion
- SF Planning, Accessory dwelling units: https://sfplanning.org/accessory-dwelling-units
- SF.gov, Department of Building Inspection: https://www.sf.gov/departments–department-building-inspection
Sources & notes
- Wikipedia: Sea Cliff, San Francisco (residence park, architects, beaches)
- Wikipedia: Lands End (San Francisco) (Coastal Trail, Lincoln Park, GGNRA)
- DataSF (Office of the Assessor-Recorder): Assessor Historical Secured Property Tax Rolls, 2025 closed roll
- San Francisco Planning: PlanningData map service (landmarks, coastal zone, seismic hazard zones, FEMA flood layers)
- SF Planning: General Plan, Western Shoreline Area Plan (Coastal Zone extent)
- SF Planning: San Francisco Family Zoning Plan
- City and County of San Francisco: Transfer tax
- Wikipedia: List of San Francisco Municipal Railway lines (route termini and status)
Last reviewed October 2026 by Matthew Martinez.
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