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SF District 3 Real Estate: Lakeside, Merced Manor, Ingleside & More

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

SF District 3 is the San Francisco MLS search district for the city’s southwest corner, from Sloat Boulevard and Stern Grove south to Lake Merced and Parkmerced and east through Oceanview toward Balboa Park. It groups nine neighborhoods: Lake Shore, Merced Heights, Pine Lake Park, Stonestown, Lakeside, Merced Manor, Ingleside Heights, Ingleside and Oceanview. The number is a real estate search area, not a Board of Supervisors district; the Assessor’s record for the Stern Grove parcel in Pine Lake Park, for example, lists Supervisor District 4.

The San Francisco Association of REALTORS® district map and the Assessor use the same codes, from 3A Lake Shore to 3J Oceanview (there is no 3I). The Assessor’s 2025 roll counts 9,829 parcels in the nine subdistricts. About 8,190 are single-family houses, about 755 are condominium units, and the rest range from golf courses and a university campus to a regional shopping mall.

SF District 3 homes for sale

SF District 3 market report

District 3 neighborhoods at a glance

Neighborhood (code)	Character	Main transit
Lake Shore (3A)	Postwar detached houses (median build year 1950) between Sloat Boulevard and Lake Merced, the Lake Merced Hill condominiums, and the golf, park and institutional land around the lake	23 Monterey to Sloat and the Great Highway; M stations on 19th Avenue to the east
Merced Heights (3B)	About 1,010 houses on small lots (median 2,495 sq ft) between Holloway Avenue and Shields Street, built across three eras (median 1941); RH-1 inside the Oceanview Large Residence SUD	29 Sunset on Holloway, Beverly and Garfield; M Ocean View at 19th Avenue and Randolph
Pine Lake Park (3C)	About 410 detached 1930s–1950s houses on curving streets around Stern Grove and Pine Lake, north of Sloat	23 Monterey toward the Zoo; 28 and 28R on 19th Avenue
Stonestown (3D)	Stonestown Galleria, the San Francisco State campus and the Parkmerced apartments, with 122 condominium units and 60 houses on Summit Way, a development the roll dates to 2015–2017, and the approved Stonestown redevelopment (S-MU zoning)	M Ocean View at Stonestown and SF State stations; 18, 28, 28R, 29, 57, 58
Lakeside (3E)	Detached houses on the district’s largest median lots (4,116 sq ft) in a strip between 19th Avenue and Junipero Serra, with the Lakeside Village shops on Ocean Avenue	M Ocean View on 19th Avenue; K Ingleside at Junipero Serra and Ocean
Merced Manor (3F)	About 340 detached 1930s houses (median 1936) with the district’s largest median house size, nearly all RH-1(D)	M Ocean View (Ocean Avenue stop); 28 and 28R
Ingleside Heights (3G)	About 1,390 mostly postwar houses (median 1946) from Shields Street to the Daly City line, the Randolph Street shops, and about 370 condominium units on Oceanview Terrace and Alemany Boulevard built in 2002	M Ocean View on Randolph Street; 54 Felton
Ingleside (3H)	The district’s oldest stock (median 1925): about 1,820 houses and 107 flats south of Ocean Avenue, with the Ocean Avenue NCT frontage and RTO-C blocks on San Jose Avenue	K Ingleside on Ocean Avenue; 29 Sunset; 54 Felton; Balboa Park BART nearby
Oceanview (3J)	About 1,480 houses (median 1942) between Orizaba Avenue and I-280, on the largest median lots of the eastern subdistricts, with the Broad Street and Plymouth Avenue shops and 28 below-market-rate townhouses	M Ocean View on Broad Street and San Jose Avenue; 54 Felton

Next door are District 2 (the Sunset and Parkside) north of Sloat, District 4 (St. Francis Wood, Ingleside Terrace, Balboa Terrace and the hills west of Twin Peaks) to the northeast, and District 10 to the east, with Daly City to the south.

Housing stock by subdistrict

Figures are from the Assessor-Recorder’s 2025 closed roll on DataSF. They count parcels, so a condominium unit counts once and a large apartment property can count as one parcel; medians are for single-family parcels.

Code	Houses	Condo parcels	Flats	Median year built	Median lot (sq ft)	Median building area (sq ft)
3A Lake Shore	1,139	200	1	1950	3,136	1,692
3B Merced Heights	1,012	0	2	1941	2,495	1,249
3C Pine Lake Park	407	0	0	1940	4,000	1,860
3D Stonestown	64	122	0	see note	1,539	2,001
3E Lakeside	547	2	2	1941	4,116	1,916
3F Merced Manor	339	0	1	1936	3,998	2,376
3G Ingleside Heights	1,386	368	25	1946	2,495	1,194
3H Ingleside	1,818	57	107	1925	2,809	1,250
3J Oceanview	1,478	6	59	1942	3,123	1,251

Stonestown’s 64 houses are too few, and most have no build year on the roll, for a meaningful median; most of that subdistrict’s housing is in apartment properties and condominiums.

The table shows two different districts in one. West of Junipero Serra, Lake Shore, Pine Lake Park, Lakeside and Merced Manor have lots of about 3,100 to 4,100 square feet, median houses of 1,700 to 2,400 square feet and no pre-1930 stock to speak of. East and south, Merced Heights, Ingleside Heights, Ingleside and Oceanview have lots of 2,500 to 3,100 square feet and median houses of about 1,200 to 1,250 square feet. Ingleside alone has more than 1,100 houses built before 1930.

Lake Merced and the open-space edge

More of District 3 is open land than any number in the table suggests. Lake Merced, which Wikipedia describes as a 614-acre park fed by an underground spring, sits at the center of the area the Assessor maps as Lake Shore. Around it are three golf courses (the Olympic Club, San Francisco Golf Club and TPC Harding Park), the National Guard armory and, nearby, Fort Funston. The roll lists eight parcels classed as golf courses, all in Lake Shore.

At the north edge, the 33-acre Sigmund Stern Grove runs along Sloat Boulevard between 19th and 34th Avenues, with Pine Lake, one of San Francisco’s three natural lakes, inside it. Planning’s residence parks study names eight early garden-suburb developments in the city; none of District 3’s tracts is among them, though Ingleside Terraces is just across Junipero Serra in District 4.

Stonestown and Parkmerced: the two big sites

Stonestown. The site is about 43 privately owned acres, with San Francisco State to the south, 19th Avenue to the east, Eucalyptus Drive to the north and Lowell High School to the west, per Planning’s project page. Brookfield Properties’ plan keeps most of the Galleria and builds up to 3,500 homes on the parking lots, with parks, plazas, retail, office and community space. Final Board of Supervisors approval came on July 23, 2024, the approvals became operative September 1, 2024, and the development agreement was recorded July 7, 2025. The page shows no construction schedule.

Parkmerced. The Board of Supervisors approved the multidecade redevelopment of the 152-acre, roughly 3,200-unit complex in 2011, in a 6-5 vote, according to the San Francisco Standard; the plan called for about 10,000 homes in all over 20 to 30 years, replacing about 1,500 rent-controlled townhomes in phases. No groundbreaking followed. In March 2025 a court placed the property in receivership, and in July 2026, Hoodline reported, citing the Standard, a lender took the parcels for the first four subphases, about 1,668 entitled homes, at a trustee sale. The entitlements remain, but no construction date has been announced.

For nearby owners, both sites matter for traffic on 19th Avenue, future shops and open space, and the timing of years of construction. Neither has a published start date as of this review.

Zoning: house districts with new corridor rules

The Assessor’s zoning field is dominated by one-family districts: RH-1 across Merced Heights, Ingleside Heights, Ingleside and Oceanview, and RH-1(D) in Merced Manor, Lakeside and most of Pine Lake Park and Lake Shore. RH-2 appears mainly in Ingleside and Oceanview, and Stonestown is mostly RM-1.

The Family Zoning Plan, adopted December 9, 2025 and in effect since January 12, 2026, is the big change. Planning’s current layer now names the Ocean Avenue shops between 19th Avenue and Junipero Serra the Lakeside Village Neighborhood Commercial District, and maps RTO-C (Residential Transit Oriented – Commercial) along both sides of Sloat Boulevard and along Eucalyptus Drive in Lake Shore. Off the corridors, Planning describes removing unit-count limits within the existing height limit, typically four stories.

The western house tracts we checked also sit inside the Family and Senior Housing Opportunity Special Use District (Planning Code section 249.94), which permits as many as four units on an eligible RH lot, more on corners, with ownership-period, tenant and historic-resource limits. Inside the Coastal Zone, the plan’s changes go to the California Coastal Commission as Local Coastal Program amendments. The state’s SB 9 is a separate route; see our SB 9 lot split guide.

Liquefaction, landslides and the Coastal Zone

Planning publishes the state seismic hazard zones and the city’s Coastal Zone as map layers, and District 3 has all three:

Liquefaction: mapped zones follow the coast and the margins of Lake Merced, and a band runs east from the lake toward the San Francisco State area and across southern Lakeside. A point near Lakeshore Drive and Berkshire Way and one between Denslowe and Stratford drives in Lakeside were inside; points in Merced Manor, northern Lakeside and the Lake Shore shopping center were not. Smaller polygons appear toward the district’s southeast corner.
Landslide: small polygons on slopes rather than broad zones: the Pine Lake and Stern Grove ravine, the bluff where Lake Shore’s streets end above the lake, the edges of Lake Merced Hill, and a few small polygons toward Oceanview.
Coastal Zone: the boundary wraps Lake Merced and its parkland, includes Lake Merced Hill, and hugs the western and southern edges of Lake Shore’s house blocks. Planning Code section 330.1 requires a Coastal Zone Permit for private construction, demolition and changes of use inside it unless a project is specifically exempt.

A lot inside a state-mapped liquefaction or landslide zone must be disclosed at sale. The report itself is covered in our Natural Hazard Disclosure guide, and parcel lookups on our San Francisco hazard maps page.

Transit: the M line’s long run through the district

The M Ocean View, which opened in 1925 as a shuttle from St. Francis Circle, is District 3’s spine. From St. Francis Circle it takes its own right-of-way to 19th Avenue, with right-of-way stops at Ocean Avenue, in Merced Manor, and at Eucalyptus Drive, then runs separated from traffic on 19th Avenue past high-platform stations at Stonestown Galleria and San Francisco State. South of Junipero Serra it continues on 19th Avenue to Randolph Street, then Orizaba Avenue, Broad Street and San Jose Avenue to Balboa Park, passing Merced Heights and Oceanview on the way. Wikipedia reports 16,800 average daily riders in June 2025.

The K Ingleside crosses the district’s eastern edge on Junipero Serra Boulevard and Ocean Avenue. Bus lines per published route lists include the 28 and weekday 28R on 19th Avenue to Daly City BART station, the 18 46th Avenue, the 23 Monterey, the 57 Parkmerced and the 58 Lake Merced; the list we used is dated 2022, so check SFMTA. SFMTA’s current route pages show the 29 Sunset crossing the eastern neighborhoods on Holloway Avenue, Garfield Street, Grafton Avenue and Plymouth Avenue to Balboa Park BART, and the 54 Felton running from Daly City BART through Ingleside Heights and Oceanview to Balboa Park.

On the west edge, the SFPUC plans to end public car traffic for good on the Great Highway from Sloat to Skyline as part of its Ocean Beach Climate Change Adaptation Project; its construction window is late 2027 to early 2031 and may shift.

How buyers and sellers compare District 3 neighborhoods

Lot and house size: the four western tracts offer the bigger lots and houses; the eastern neighborhoods offer smaller houses on smaller lots, and more flats.
Era: Ingleside has most of the pre-1930 stock; Merced Manor is almost entirely 1930s; Lake Shore and Ingleside Heights lean postwar.
Ownership type: condominiums cluster in Ingleside Heights, Lake Merced Hill and Stonestown; Merced Manor and Pine Lake Park have none.
Nearby change: distance from the Stonestown and Parkmerced sites and from the new RTO-C frontages on Sloat and Eucalyptus.
Ground: liquefaction mapping near the lake and in southern Lakeside, Coastal Zone status at the lake edge.

Sellers in every subdistrict face the same citywide requirements, covered in our San Francisco selling requirements guide, and condominium sellers should also see our San Francisco condo guide. Citywide context is on the San Francisco page.

Questions people ask

Is SF District 3 the same as Supervisor District 3?

No. MLS District 3 is a real estate search area in the southwest of the city. Supervisor districts are drawn separately for elections, and Pine Lake Park’s grove parcel, for example, is recorded in Supervisor District 4.

Which neighborhoods are in SF District 3?

Lake Shore (3A), Merced Heights (3B), Pine Lake Park (3C), Stonestown (3D), Lakeside (3E), Merced Manor (3F), Ingleside Heights (3G), Ingleside (3H) and Oceanview (3J).

Is Parkmerced in District 3?

For MLS purposes, yes. The Assessor’s roll codes the parcels on Parkmerced’s streets (Font Boulevard and the surrounding drives) to the Stonestown subdistrict, 3D, along with Stonestown Galleria and San Francisco State. The SFAR map labels the subdistrict Stonestown, so confirm the code on a specific listing.

Has construction started on the Stonestown redevelopment?

Planning’s project page shows approvals completed in 2024 and a development agreement recorded in July 2025, but no construction schedule.

What is happening with Parkmerced?

The 2011 redevelopment plan is still entitled but unbuilt. The property went into receivership in 2025, and a lender took the first-phase development parcels at a trustee sale in July 2026, according to Hoodline citing the San Francisco Standard.

Where are the liquefaction zones in District 3?

Around Lake Merced and the coast, and in a band running east from the lake toward the SF State area and across southern Lakeside. Check the specific parcel; nearby mapping does not mean a lot is inside.

Which District 3 neighborhoods have the largest houses?

By median recorded building area, Merced Manor (2,376 sq ft), then Lakeside (1,916) and Pine Lake Park (1,860). Lakeside has the largest median lot.

Which Muni Metro lines serve District 3?

The M Ocean View, which runs the length of the district on 19th Avenue, Randolph, Broad and San Jose Avenue, and the K Ingleside along Junipero Serra and Ocean Avenue.

Is the Great Highway south of Sloat closing for good?

That is the SFPUC’s plan: the stretch from Sloat to Skyline would be closed to public cars permanently, with construction expected to run from late 2027 into early 2031.

Weighing one District 3 neighborhood against another, or preparing a house for sale? Ask for a home valuation built on recent sales from the same subdistrict.

Sources & notes

Last reviewed October 2026 by Matthew Martinez.