SF District 10, CA Real Estate & Homes for Sale
SF District 10 is the MLS search area for San Francisco’s southeast quarter, including Bayview, Hunters Point, Excelsior, Portola and Visitacion Valley, under city rules through SF Planning. It mixes filled bay margins in mapped liquefaction zones with hill neighborhoods, and the T Third runs the length of its east side.
Explore SF District 10, CA 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 | Mostly single-family houses across twelve neighborhoods; industrial blocks |
| Hazards to check | Liquefaction on filled Islais Creek and South Basin; landslide zones on hills |
| Getting around | T Third; Bayshore and 22nd St Caltrain; Balboa Park BART; US 101 and I-280 |
| Local rules | MLS district differs from Supervisor District 10 |
On the San Francisco Association of REALTORS® MLS map, District 10 covers the city’s southeast quarter: Bayview, Hunters Point, Excelsior, Portola, Visitacion Valley, Crocker Amazon, Outer Mission, Silver Terrace, Mission Terrace, Bayview Heights, Candlestick Point and Little Hollywood. The number groups listings; it is not Supervisor District 10, which is drawn for elections. Planning’s maps show the difference: Third Street in Bayview falls in Supervisor District 10, while University Mound in the Portola falls in Supervisor District 9.
The Assessor uses the same twelve subdistrict codes, 10A through 10N (there is no 10I or 10L).
SF District 10 homes for sale
SF District 10 market report
District 10 neighborhoods at a glance
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.
District 10 meets District 9 (Bernal Heights, Potrero Hill and Dogpatch) to the north, District 5 (Glen Park) and District 4 (Sunnyside and Westwood Park) to the northwest, and District 3 (Ingleside and Oceanview) to the west.
Parcel records: houses on standard lots
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.
Zoning: three commercial streets, industry and redevelopment
Most residential blocks are RH-1, one-family, with RH-2 and RM-1 pockets. Three named neighborhood commercial districts carry the main streets, each with a generally 40-X height limit:
- Excelsior Outer Mission Street NCD (Planning Code Sec. 720), along Mission Street from Alemany Boulevard to the county line.
- Bayview NCD (Sec. 737), along Third Street between Yosemite and Jerrold Avenues, with Third Street alcohol and formula retail controls.
- San Bruno Avenue NCD (Sec. 741), along San Bruno Avenue between Hale and Olmstead Streets.
The east side adds industrial land. The Bayview Hunters Point Area Plan keeps production, distribution and repair zoning in the Northern Gateway, South Basin, Oakinba and India Basin Industrial Park areas, and Planning’s map shows PDR-1-B, PDR-1-G, PDR-2, M-1 and M-2 there. Large planned areas have their own rules: the Hunters Point Shipyard (HP-RA), the Phase 2 and Candlestick Point Activity Node districts, Executive Park, Hunters View, India Basin and the Visitacion Valley/Schlage SUD. Planning also maps the Priority Equity Geographies SUD (Sec. 249.97, in effect since January 2024) over house blocks we checked in Crocker Amazon, Visitacion Valley and Silver Terrace; its controls sit in the permit-review and unit-loss sections, 311 and 317.
The shipyard and Candlestick redevelopment
The former Hunters Point Naval Shipyard shapes the district’s east side. The Navy’s BRAC office says it transferred Parcel A, about 75 acres, to the City in December 2004, and that the rest of the roughly 934-acre site (about 443 acres of it under water) will be conveyed parcel by parcel once cleanup is complete. The City’s cleanup overview (SF.gov, viewed October 2026) says the Superfund site does not include Parcel A, and that the EPA found Parcel A suitable for residential use in a November 2020 memorandum.
Under the General Plan’s shipyard plan (adopted 2010, amended 2018), Phase 1 is planned for as many as 1,600 homes, roughly three in ten of them affordable, and Phase 2 covers Candlestick Point and the remaining shipyard. Candlestick has since moved first: FivePoint broke ground there in September 2026, according to the San Francisco Standard, after amending its development agreement to separate the two projects. The Navy’s May 19, 2025 presentation to the shipyard’s Citizens Advisory Committee showed cleanup and radiological retesting still under way on several parcels; in March 2026 the Navy began abatement at six Parcel G buildings, and progress toward transferring Parcel G was on the agenda for the committee’s July 27, 2026 meeting. Our Hunters Point guide summarizes the parcel-by-parcel status and the deed notices federal law requires.
Bay fill, slopes and flood maps
District 10 mixes filled bay margins with hills. The Port notes that Islais Creek was a creek and marsh filled in the late 1800s, and Planning’s liquefaction layer maps a large zone along that lowland and around the South Basin near Yosemite Slough. The hill neighborhoods show a different pattern: small earthquake-induced landslide polygons on the slopes around McLaren Park and the Portola’s north slope, and a larger band on Bayview Hill’s slope at the southern edge of Bayview Heights, with most interior blocks outside both kinds of zone.
- FEMA: along the bay edge from Hunters Point to Candlestick, the effective flood map includes AE and VE zones (base flood elevations 10 to 15 feet); every inland point we checked is Zone X.
- SFPUC storm map: a separate 100-year storm flood map covers rainfall flooding, with a seller disclosure under Police Code Article 51.
- Sea level rise: the Port expects additional flood risk near Islais Creek and along the shoreline, and the Army Corps’ waterfront flood study reaches south to Heron’s Head Park.
Mapped seismic hazard zones must be disclosed at sale. Our San Francisco hazard maps guide shows where to look up each layer.
Getting around the southeast
The T Third light rail runs the length of the east side, from Sunnydale through Bayview to Mission Bay and, since January 7, 2023, through the Central Subway to Chinatown. Its Arleta stop connects to Caltrain’s Bayshore station, a Zone 1 stop, and its 23rd Street stop to Caltrain’s 22nd Street station.
The west side’s rail hub is Balboa Park, at 401 Geneva Avenue, where BART meets the ends of the J Church and M Ocean View. Mission Street buses, the 14 and 14R, run to Daly City. US 101 and Interstate 280 cut through the district and border several neighborhoods. Bus details on this page come from route lists dated 2022; confirm current service with SFMTA.
How buyers and sellers compare District 10 neighborhoods
A District 10 search usually splits between a detached house on a standard lot in one of the hill or Mission Street neighborhoods and a newer condo or townhouse in a redevelopment area. The questions differ:
- Older houses (Excelsior, Mission Terrace, Crocker Amazon, Outer Mission, Bayview): the permit history of ground-floor rooms, foundation age and rear-yard additions.
- Houses with 1940s medians (Portola, Visitacion Valley, Silver Terrace): slope, drainage and lower-level space.
- Newer condos and townhomes (Hunters Point, Candlestick Point): HOA finances, affordability restrictions on BMR units, and environmental and title documents.
- Next-door zoning: PDR and industrial blocks near Bayview homes, and commercial districts along Mission, Third and San Bruno.
Sellers face the same citywide rules everywhere in the district; our San Francisco selling requirements guide covers the 3R report, energy and water rules and transfer tax. Below-market-rate resales follow their program’s rules, explained in our BMR homes guide. For the city as a whole, start with our San Francisco guide.
Costs to plan for when buying in SF District 10
Transfer tax. San Francisco charges one transfer tax under Article 12-C of the Business and Tax Regulations Code, at the rate for the price tier applied to the whole price. For most District 10 houses and condos, the relevant tiers are $3.40 per $500 above $250,000 and under $1 million, and $3.75 per $500 from $1 million to under $5 million (SF transfer tax; Assessor-Recorder). Because the rate jumps at the $1 million line for the entire price, a sale just over a tier line costs noticeably more than one just under it. See our San Francisco transfer tax page.
Property tax. The city has one secured rate: 1.18162182% of net taxable value for fiscal 2026–27, plus direct charges and special assessments. The first installment becomes delinquent after 5 p.m. on December 10, and the second after 5 p.m. on April 10 (Treasurer & Tax Collector). Read the seller’s bill for its direct-charge lines and expect supplemental bills after closing. See our San Francisco property tax guide.
HOA dues. These matter for the condos and townhomes concentrated at Hunters Point, Candlestick Point and Executive Park. Read the reserve study before you compare a condo’s monthly cost with a house’s.
Selling a home in SF District 10: local requirements
The same city steps apply in every District 10 neighborhood:
- 3R report: the Department of Building Inspection’s Report of Residential Building Record has to be delivered to the buyer under Housing Code §351. The fee is $379 per residential building (Request a 3R report). On the district’s many 1920s–1940s houses, check that the report matches the current room and unit count, especially a finished ground floor.
- Water conservation: the home must meet the city’s water-efficiency standards at sale, under Housing Code Chapter 12A (SFPUC).
- Energy conservation: an energy inspection is needed if the building has never passed one (SF Environment).
- Flood risk disclosure: sellers disclose whether the parcel is in the SFPUC’s 100-year storm flood risk zone, a relevant question on the low ground around Islais Creek and South Basin (SFPUC flood map FAQs).
- Transfer tax affidavit: filed at recording.
Our San Francisco seller requirements page has the full list. For an unpermitted lower unit, see unwarranted units.
Permits, ADUs and remodels in SF District 10
Outside the redevelopment areas, District 10’s standard lots and RH-1 zoning make the ground floor of a house the usual place for a new unit. The Planning Department and the Department of Building Inspection share the review. The City’s ADU guide sets out the path (Get a building permit for an ADU):
- Pick a program: Planning checks eligibility. Local-program projects need a Planning approval letter and a 15-day posted notice. State-program projects go through a Permit Review Roundtable with DBI, Planning, Public Works, SF Fire and the SFPUC, which the City says generally has a shorter timeline.
- Pre-application items: these can include a soil site assessment under the Maher Ordinance (Public Health), which matters on the district’s filled and formerly industrial land, along with fire-flow data and a posted notice sent to the Rent Board.
- Budget: obtain current design, construction, utility, engineering and permit-fee estimates for the specific project; a generic old minimum is not a reliable construction budget.
Where Planning maps the Priority Equity Geographies SUD, its controls on permit review and unit loss also apply. On the shipyard and Candlestick Point, the redevelopment plans set the land-use rules.
Luxury homes and estates in SF District 10
District 10 isn’t an estate area. Its upper end is the newer condominiums and townhomes at Hunters Point, Candlestick Point and Executive Park, along with larger or renovated houses on the hills, such as Bayview Heights below Bayview Hill. The planning facts that matter are the HP-RA and Candlestick redevelopment plans, the Navy’s shipyard cleanup status and federal deed notices, and the mapped liquefaction and landslide zones.
For a high-value purchase here, we focus on:
- Permit history: the 3R report and permits for renovations.
- Hazards: the liquefaction and flood mapping for the block. See our hazard maps page.
- HOA health: the association’s reserves for condos.
- Insurance: quotes early in escrow. See earthquake insurance and insuring a high-value home.
Our San Francisco luxury homes and luxury condos pages cover the citywide market. On a renovated house, ask for the plans and the final inspection sign-offs, not just the permit numbers. On a newer condo, ask whether any construction-defect claim is open against the developer.
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. We can’t promise that any particular property will be available.
Sources for this section
- City and County of San Francisco, transfer tax: https://www.sf.gov/transfer-tax
- San Francisco Assessor-Recorder, transfer tax rates: https://sfassessor.org/node/71
- San Francisco Treasurer & Tax Collector, secured property taxes: https://sftreasurer.org/property/secured-property-taxes
- City and County of San Francisco, Request a 3R report: https://www.sf.gov/request3r
- SFPUC, Residential Water Conservation: https://www.sfpuc.gov/construction-contracts/new-developments/residential-water-conservation
- SF Environment, Residential Energy Conservation Ordinance: https://www.sfenvironment.org/residential-energy-conservation-ordinance
- SFPUC, 100-Year Storm Flood Risk Map FAQs: https://www.sfpuc.gov/learning/emergency-preparedness/flood-maps
- 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
Questions people ask
Is SF District 10 the same as Supervisor District 10?
No. MLS District 10 is the SFAR search area for the southeast, with subdistricts 10A-10N. Supervisor District 10 is an election district with different lines; Planning’s map puts University Mound in the Portola in Supervisor District 9, for example.
Which neighborhoods are in SF District 10?
Bayview, Hunters Point, Excelsior, Portola, Visitacion Valley, Crocker Amazon, Outer Mission, Silver Terrace, Mission Terrace, Bayview Heights, Candlestick Point and Little Hollywood.
What kind of homes are most common in District 10?
Single-family houses. Newer condos are concentrated at Hunters Point and Candlestick Point.
Is the Hunters Point Shipyard cleanup finished?
No. Parcel A transferred in December 2004 and, per the City’s cleanup overview, is outside the Superfund site. Other parcels were still in cleanup at the Navy’s May 19, 2025 presentation, and a Parcel G transfer was still pending on the July 27, 2026 committee agenda. Check the Navy’s latest presentation and the City page for current status.
Which parts of District 10 have liquefaction zones?
Planning’s map shows mapped liquefaction along the Islais Creek lowland and around the South Basin near Yosemite Slough, plus small polygons near Alemany Boulevard. Most hill neighborhoods are outside, though small landslide zones appear on some slopes.
What rail transit serves District 10?
The T Third light rail on Third Street, Caltrain at Bayshore and 22nd Street, and BART and Muni Metro at Balboa Park.
Are there flood zones in District 10?
FEMA maps AE and VE zones along the Hunters Point and Candlestick shoreline. Inland, check the SFPUC 100-year storm flood map, which has its own seller disclosure.
Where are District 10’s main shopping streets?
Mission Street from Alemany Boulevard to the county line, Third Street in Bayview and San Bruno Avenue in the Portola, each zoned as a named neighborhood commercial district.
Comparing homes across District 10, or getting ready to sell one? Request a home valuation and we will compare your property with recent sales from the same subdistrict and building type.
Sources & notes
- DataSF / SF Assessor-Recorder: Assessor Historical Secured Property Tax Rolls, 2025 closed roll (parcel counts by property class, median build year, lot and building area of single-family parcels, zoning codes and parcel extents for neighborhood codes 10A-10N; queried October 2026)
- San Francisco Planning: PlanningData map service (zoning districts, special use districts, FEMA flood hazard, CGS liquefaction and landslide zone, plan area and supervisor district layers; queried October 2026)
- San Francisco Planning, General Plan: Bayview Hunters Point Area Plan
- San Francisco Planning, General Plan: Hunters Point Shipyard Area Plan
- U.S. Navy BRAC Program Management Office: Former Naval Shipyard Hunters Point
- U.S. Navy: Hunters Point Naval Shipyard Environmental Cleanup Program Update to the Hunters Point Shipyard Citizens Advisory Committee (May 19, 2025)
- City and County of San Francisco (SF.gov): Overview of the Hunters Point Naval Shipyard cleanup
- San Francisco Planning Code (via GoCodebook): Sec. 720, Excelsior Outer Mission Street Neighborhood Commercial District
- San Francisco Planning Code (via GoCodebook): Sec. 737, Bayview Neighborhood Commercial District
- San Francisco Planning Code (via GoCodebook): Sec. 741, San Bruno Avenue Neighborhood Commercial District
- Port of San Francisco, Waterfront Resilience Program: Islais Creek / Bayview Resilience
- San Francisco Public Utilities Commission: 100-Year Storm Flood Risk Map information sheet and FAQs (December 2024 update)
- California Geological Survey: Seismic Hazards Program
- Wikipedia: T Third Street (opening dates, Central Subway, station list)
- Caltrain: Bayshore station page (fare zone 1)
- BART: Balboa Park Station (401 Geneva Avenue)
- Wikipedia: List of San Francisco Municipal Railway lines (route names and termini; status as of July 2022)
- Wikipedia: Excelsior District, San Francisco (Excelsior Homestead, street names, Mission Street history; background only)
- U.S. Navy BRAC Program Management Office: Hunters Point Naval Shipyard Citizens Advisory Committee Meeting, July 27, 2026 (notice posted July 16, 2026)
- Local News Matters (Bay City News): Navy begins hazardous materials removal for Hunters Point shipyard demolition project (March 9, 2026)
- San Francisco Planning Code (via GoCodebook): Sec. 249.97, Priority Equity Geographies Special Use District
- The San Francisco Standard: Candlestick megaproject breaks ground after years of delay (September 10, 2026)
Last reviewed October 2026 by Matthew Martinez.
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