SF District 5, CA Real Estate & Homes for Sale
SF District 5 is the San Francisco MLS search area for the center of the city, including Glen Park, the Haight, Noe Valley, Cole Valley, Duboce Triangle, Eureka Valley and Mission Dolores, under city rules through SF Planning. Rail access shapes demand block by block, and liquefaction zones appear in specific creek and lowland spots.
Explore SF District 5, 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 | Single-family houses, flats and condominiums across eleven neighborhoods |
| Hazards to check | Liquefaction in Glen Canyon, Duboce Triangle band and lowland spots; steep slopes |
| Getting around | J Church, N Judah, Castro station; Glen Park BART (only BART stop) |
| Local rules | Duboce Park Article 10 district; two 2026 Mission Dolores districts |
SF District 5 is the San Francisco Association of REALTORS® MLS search district for the center of the city: Glen Park, the Haight, Noe Valley, Twin Peaks, Cole Valley and Parnassus Heights, Buena Vista and Ashbury Heights, Corona Heights, Clarendon Heights, Duboce Triangle, Eureka Valley and Dolores Heights, and Mission Dolores. The MLS uses it to group listings; it is unrelated to Supervisor District 5, which has different lines. The Assessor uses the same subdistrict codes, 5A through 5M, which lets us describe each neighborhood with the city’s own parcel records.
Within these eleven neighborhoods you can find 1890s flats that survived the 1906 fires, 1920s and 1950s hillside houses, and condominium buildings around the Castro and Market Street. That range is why a price per square foot from one subdistrict rarely transfers to the next.
SF District 5 homes for sale
SF District 5 market report
District 5 neighborhoods at a glance
The table lists each subdistrict with its MLS code, a one-line description of terrain and housing, and its main transit. Follow the links for full neighborhood guides.
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 5 borders District 6 (Hayes Valley, the Panhandle and the Western Addition) to the north, District 9 (the Inner Mission and Bernal Heights) to the east, District 10 (Mission Terrace and the Outer Mission) to the south, District 4 (Diamond Heights, Midtown Terrace and Forest Knolls) to the southwest and District 2 (the Inner Sunset) to the west.
What “District 5” means on a listing
San Francisco’s MLS divides the city into ten districts and lettered subdistricts. SFAR’s printed map uses the same eleven District 5 codes as the Assessor, though a few names differ: the 2001 edition labels 5E “Parnassus/Ashbury Heights” and 5F “Buena Vista Park,” while the Assessor calls them “Cole Valley/Parnassus Heights” and “Buena Vista Park/Ashbury Heights.”
Board of Supervisors District 5 is a different map drawn for elections. When a listing, a tax bill and a city notice use the same number, check which map each one means.
From 1890s flats to postwar hillside houses
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.
Three patterns stand out. Noe Valley, Glen Park and Eureka Valley hold most of the district’s houses; the Haight, Duboce Triangle and Mission Dolores are mostly multi-unit; and Twin Peaks and Clarendon Heights are the only subdistricts where the typical house postdates World War II.
House size is recorded building area, which can leave out space finished later without permits. Our Victorian and Edwardian homes guide and TIC guide cover the two building types that dominate the older subdistricts.
Zoning: house districts, named shopping streets and two special use districts
- 24th Street–Noe Valley NCD (Section 728), along 24th Street between Chattanooga and Diamond.
- Glen Park NCT (Section 756), adopted in 2012 with the Glen Park Area Plan.
- Haight Street NCD (Section 719), from Stanyan Street to Central Avenue.
- Cole Valley NCD (Section 742), on Cole Street from Frederick to Grattan.
- Castro Street NCD (Section 715), Upper Market Street NCT (Section 764) and Valencia Street NCT (Section 762) on the district’s eastern edge.
Two special use districts reach across most of the district. The Central Neighborhoods Large Residence SUD (Section 249.92, as amended by Ordinance 253-25, effective January 17, 2026) puts a 3,000-square-foot gross floor area ceiling on new and enlarged units, with an exception for additions under 15%, and its perimeter runs along streets including Waller, Haight, Frederick, Valencia and Mission, south to Interstate 280 and Monterey Boulevard. The Family and Senior Housing Opportunity SUD (Section 249.94) opens many RH lots to as many as four units, subject to tenant-protection and ownership-period rules.
The city’s Family Zoning Plan took effect on January 12, 2026 and focuses taller buildings on major transit and commercial streets. In District 5 that means the commercial and transit corridors more than the hillside residential blocks, where Planning describes added units within existing height limits; check the parcel. This is general information, not legal advice.
Historic districts and landmarks
Planning’s Article 10 layer shows these historic districts in or next to District 5:
- Duboce Park Historic District: 87 properties, 79 of them contributors, built mostly from 1896 to 1913.
- Alert Alley Early Residential Historic District (Ordinance 15-26) and Chula-Abbey Early Residential District (Ordinance 14-26): both in Mission Dolores, covering houses from about 1865 to 1912.
- Liberty Hill Historic District: 293 properties from the 1860s to 1906, just east in the Mission.
Individual landmarks are spread through every subdistrict, from Mission San Francisco de Asís (Landmark No. 1, 1791) and the Castro Theatre (1922) to a large group designated in 2026, including houses on Buena Vista Avenue, Castro Street and Masonic Avenue. Owning a landmark or a contributor in a district brings historic preservation review of exterior work.
The transit spine
Rail does much of the work here. The J Church runs from downtown through Mission Dolores and Noe Valley to Glen Park and Balboa Park; the N Judah runs west through the Sunset Tunnel to Carl and Cole streets; Castro station on the Market Street subway anchors the Castro; and Glen Park station is the district’s only BART stop, served by four lines.
Per published route lists, the main bus lines are the 24 Divisadero on Castro Street and through Noe Valley, the 48 Quintara/24th Street, the 33 Ashbury/18th Street, the 35 Eureka between Castro and Glen Park stations, the 37 Corbett into the Twin Peaks hills, the 7 Haight/Noriega and the 6 Hayes/Parnassus. Check SFMTA for current routes and stops before relying on one.
Hazards: creek beds, old lowland and steep slopes
Planning’s seismic hazard layer, which reproduces the state’s mapped zones, shows liquefaction zones in a few specific places: along Glen Canyon and the Glen Park village, in parts of Mission Dolores toward the Mission’s lowland on the east side, a small area in Eureka Valley near 20th Street between Castro and Diamond, a band across Duboce Triangle between about Noe and Church streets around 14th Street, and a narrow strip near Oak Street at the Haight’s northeast corner. The hill neighborhoods have none in their interiors.
Landslide zones are the opposite. A rectangle drawn around the district, which also takes in Diamond Heights and Midtown Terrace, returns more than a hundred small mapped landslide polygons; inside District 5 they sit on Twin Peaks, Mount Sutro, Glen Canyon, Corona Heights and Buena Vista. Most are slivers on the steepest ground, so check the specific parcel; our hazard maps guide shows how.
How buyers and sellers compare District 5 neighborhoods
Buyers looking for a single-family house usually end up comparing Noe Valley, Glen Park and Eureka Valley, where most of the houses are. Those looking at condos and TIC shares tend to compare the Haight, Duboce Triangle, Mission Dolores and the Castro side of Eureka Valley, where converted Victorians and newer buildings are concentrated.
- Ground and slope: valley floors and canyon bottoms raise liquefaction questions, while hill blocks raise retaining-wall, drainage and access questions.
- Expansion rules: the 3,000-square-foot unit cap matters most to buyers who plan to enlarge a small house.
- Rent status: in the multi-unit subdistricts, tenant occupancy and rent ordinance coverage are central to value; see our San Francisco multifamily guide.
- Transit: distance to the J, the N, Castro station or Glen Park BART shapes demand block by block.
Sellers in every subdistrict face the same city requirements, summarized on our San Francisco selling requirements page. The market report on this page shows current district figures.
Questions people ask
Which neighborhoods are in SF District 5?
Glen Park (5A), Haight-Ashbury (5B), Noe Valley (5C), Twin Peaks (5D), Cole Valley/Parnassus Heights (5E), Buena Vista/Ashbury Heights (5F), Corona Heights (5G), Clarendon Heights (5H), Duboce Triangle (5J), Eureka Valley/Dolores Heights (5K) and Mission Dolores (5M).
Is MLS District 5 the same as Supervisor District 5?
No. The MLS district is a real estate search area; the supervisorial district is an election boundary with different lines.
Where are most single-family houses in District 5?
Use current listings to identify the property type you need, then verify its ownership form, legal unit count and any recorded restrictions.
Which District 5 neighborhoods have the newest houses?
Use current listings to identify the property type you need, then verify its ownership form, legal unit count and any recorded restrictions.
Does District 5 have BART?
One station, Glen Park, at Diamond and Bosworth streets. The rest of the district relies on the J Church, the N Judah, Castro station and Muni buses.
Are there historic districts in District 5?
Yes. Duboce Park is an Article 10 historic district, and two small districts in Mission Dolores were added by ordinances in 2026; many individual buildings are landmarks.
Is there a limit on house size in District 5?
In most of it, yes: the Central Neighborhoods Large Residence SUD sets a 3,000-square-foot ceiling on a unit’s gross floor area, with an exception for small expansions.
Which parts of District 5 have liquefaction zones?
Mainly the Glen Park canyon floor and village, parts of Mission Dolores, a small area of Eureka Valley and a strip near Oak Street; check any parcel. Planning also maps a band across Duboce Triangle, roughly between Noe and Church streets near Duboce Avenue and 14th Street, so confirm a specific parcel on Planning’s map or in the Natural Hazard Disclosure.
If you are deciding between District 5 neighborhoods, or getting ready to sell in one, we can compare recent sales, permit records and zoning for the properties you have in mind. Contact us, request a home valuation or return to our San Francisco guide.
Permits, ADUs and remodels in District 5
Every District 5 neighborhood is inside the City and County of San Francisco, so permits work the same way across all eleven. SF Planning reviews zoning, special use districts and historic resources. The Department of Building Inspection (DBI) issues building permits and keeps the permit records (DBI). What differs block by block is which overlays apply:
- House size. The Central Neighborhoods Large Residence SUD (Section 249.92) caps new and enlarged units at 3,000 square feet of gross floor area, with an exception for small additions, so a large expansion in much of the district needs a careful look before you buy.
- Historic districts and landmarks. In the Duboce Park and Mission Dolores Article 10 districts, and on individual landmarks, exterior work goes through preservation review first.
- Added units. San Francisco has allowed accessory dwelling units since 2016 in any zoning district that permits housing. The state program is approved ministerially. The local program is reviewed in-house by Planning, and its units are subject to rent control; waivers under it can require a Costa-Hawkins agreement (SF Planning, ADUs). The Family and Senior Housing Opportunity SUD can allow up to four units on many RH lots, subject to its conditions.
Older flats in the Haight, Duboce Triangle and Mission Dolores often have ground-floor rooms finished over the decades. Our unwarranted units guide explains legalization, and buying a home with an ADU covers the purchase side.
Costs to plan for when buying in District 5
- Transfer tax. San Francisco’s tax is set per $500 of value: $2.50 up to $250,000, $3.40 to under $1 million, $3.75 to under $5 million, $11.25 to under $10 million, $27.50 to under $25 million and $30.00 at $25 million or more (SF transfer tax). See our San Francisco transfer tax guide.
- Property tax. A reassessable ownership change may change assessed value under Proposition 13 (BOE Publication 29), and the city issues a supplemental assessment. Parcel taxes and special assessments also appear on the bill (SF Treasurer). Our San Francisco property tax guide explains the bill.
- The 3R report. Sellers must give buyers a Report of Residential Building Record, which shows authorized use and building-permit history. DBI charges $379 per building and quotes seven to ten business days (DBI 3R report).
- Seismic work. Wood-frame buildings in DBI’s soft-story program may carry retrofit obligations; ask for the compliance record.
- TIC and condo costs. Many Haight, Duboce Triangle and Mission Dolores units are condominiums or tenancies in common; see our TIC guide and condo guide.
Luxury homes and estates in District 5
High-end property in District 5 is set by terrain and zoning rather than lot size. The larger detached houses are concentrated in RH-1 and RH-1(D) areas such as Clarendon Heights, and on the view slopes of Noe Valley, Eureka Valley/Dolores Heights, Buena Vista/Ashbury Heights and Glen Park. Several Buena Vista Park houses are designated landmarks. Two rules shape value at the top of the market: the Large Residence SUD’s 3,000-square-foot cap on new or enlarged units, and preservation review for landmarks and Article 10 districts.
For a high-value purchase, the due diligence that matters most:
- Permit history of every addition and finished lower level, checked against the 3R report.
- Hillside conditions: retaining walls, drainage and any geotechnical reports. Use our San Francisco hazard maps guide.
- Insurance, including earthquake coverage; see insuring a high-value home and earthquake insurance.
Some owners prefer 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. See our San Francisco luxury homes guide and the neighborhood pages for Noe Valley, Clarendon Heights, Buena Vista/Ashbury Heights and Eureka Valley/Dolores Heights.
District 5 real estate: more questions
What transfer tax applies to a District 5 home?
San Francisco’s tiered transfer tax, due when the deed is recorded. A sale from $1 million to under $5 million pays $3.75 per $500 (0.75%), and from $5 million to under $10 million pays $11.25 per $500 (2.25%).
Who issues permits for remodels in District 5?
DBI issues building permits, and SF Planning reviews zoning, the Large Residence SUD and historic-district questions. Ask both before you count on an addition.
Can I add a unit to a District 5 house?
Often. ADUs are allowed citywide wherever housing is allowed, and the Family and Senior Housing Opportunity SUD can permit up to four units on many RH lots under its conditions. Rent control can apply to new units under the local ADU program.
Historic review depends on the designating ordinance and scope of work. Ordinary in-kind maintenance/repair can be exempt from a Certificate of Appropriateness, and some minor work has an administrative review path.
For a Large Residence SUD project, confirm the mapped boundary, application-date exceptions and the code’s floor-area calculation before relying on a summary. Qualifying state-law housing paths require their own eligibility review.
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 Department of Building Inspection: https://www.sf.gov/departments–department-building-inspection
- SF Planning, Accessory Dwelling Units: https://sfplanning.org/accessory-dwelling-units
- SF Assessor-Recorder, transfer tax: https://www.sf.gov/transfer-tax
- California BOE, Publication 29: https://www.boe.ca.gov/proptaxes/pdf/pub29.pdf
- SF, supplemental assessments: https://www.sf.gov/information–learn-about-supplemental-assessments
- SF Treasurer, parcel taxes and special assessments: https://sftreasurer.org/property/parcel-tax-exemptions-and-special-assessments
- SF DBI, request a 3R report: https://www.sf.gov/request3r
- SF DBI, soft-story program: https://sfgov.org/sfc/esip/soft-story
Sources & notes
- San Francisco Association of REALTORS: MLS district map (2001 edition, via Reineck & Reineck)
- DataSF / SF Assessor-Recorder: Assessor Historical Secured Property Tax Rolls, 2025 closed roll (parcel counts by property class, median lot, building area and build year for neighborhoods 5A-5M, queried October 2026)
- San Francisco Planning: PlanningData map service (zoning, special use districts, height, landmarks, Article 10 districts, open space, seismic hazard zones; queried October 2026)
- San Francisco Planning Code (via GoCodebook): Article 7, Neighborhood Commercial Districts (section list)
- San Francisco Planning Code (via GoCodebook): Sec. 728, 24th Street-Noe Valley Neighborhood Commercial District
- San Francisco Planning Code (via GoCodebook): Sec. 756, Glen Park Neighborhood Commercial Transit District
- San Francisco Planning Code (via GoCodebook): Sec. 719, Haight Street Neighborhood Commercial District
- San Francisco Planning Code (via GoCodebook): Sec. 742, Cole Valley Neighborhood Commercial District
- San Francisco Planning Code (via GoCodebook): Sec. 249.92, Central Neighborhoods Large Residence Special Use District
- San Francisco Planning Code (via GoCodebook): Sec. 249.94, Family and Senior Housing Opportunity Special Use District
- San Francisco Planning: SF Family Zoning Plan
- Wikipedia: List of San Francisco Municipal Railway lines (route termini)
- SFMTA: 24 Divisadero route
- BART: Glen Park Station
- SF Department of Building Inspection: Mandatory Soft Story Program
Last reviewed October 2026 by Matthew Martinez.
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