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SF District 5 Real Estate: Noe Valley, Glen Park, Haight & More

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

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.

Neighborhood (code)	Character	Main transit
Glen Park (5A)	Canyon neighborhood of mostly single-family houses, median recorded build year 1928, around a small village at Diamond and Chenery	Glen Park BART, J Church
Haight-Ashbury (5B)	1890s and 1900s wood buildings that escaped the 1906 fires, now mostly flats, apartments and condo units; Haight Street shops	7 Haight/Noriega, 43 Masonic, 33 Ashbury/18th Street; N Judah nearby
Noe Valley (5C)	Valley of Victorian and Edwardian row houses and flats, the largest single-family stock in the district; 24th Street shops	J Church, 24 Divisadero, 48 Quintara/24th Street
Twin Peaks (5D)	Steep east slopes below the peaks along Corbett and Burnett avenues; mostly 1960s–1980s condo and apartment buildings on RM-1 zoning, median house built 1947	37 Corbett
Cole Valley / Parnassus Heights (5E)	Early 1900s houses and flats around Carl and Cole streets, below UCSF’s Parnassus campus and Mount Sutro	N Judah at Carl and Cole, 6 Hayes/Parnassus
Buena Vista / Ashbury Heights (5F)	Large older houses and converted buildings ringing Buena Vista Park, with several 2026 landmark designations	7 Haight/Noriega, 43 Masonic, 37 Corbett
Corona Heights (5G)	Former quarry hill around Corona Heights park and the Randall Museum; 1910s houses and flats, postwar condo buildings and mapped landslide slivers	37 Corbett; Castro station (K, L, M, F) below
Clarendon Heights (5H)	Small hillside area below Sutro Tower and Tank Hill, largely RH-1(D) detached houses with a 1954 median build year and the district’s largest median lots	37 Corbett; N Judah downhill at Carl and Cole
Duboce Triangle (5J)	Wedge between Duboce Avenue, Castro and Market of 1900s flats and converted condo units, beside Duboce Park and its historic district	N Judah, Church and Castro stations, 22 Fillmore, 37 Corbett
Eureka Valley / Dolores Heights (5K)	The Castro and the hill above it: pre-1940 houses, flats and about 1,480 condo units, the Castro Street NCD and the Dolores Heights SUD	Castro station, F line, J Church, 24, 33, 35, 37
Mission Dolores (5M)	Flats, condo units and the district’s largest apartment stock around Dolores Park and the 1791 mission, with two Article 10 districts adopted in 2026	J Church, 22 Fillmore; 16th St./Mission BART a block east

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

The Assessor’s 2025 roll shows how different the subdistricts are. The figures below are parcel counts, so each condominium unit counts once while an apartment building counts once however many units it has; medians are for single-family parcels.

Code	Single-family	Flats/duplex	Condo units	Apartment bldgs	Median build year	Median lot	Median house
5A Glen Park	2,109	253	313	71	1928	2,500 sq ft	1,417 sq ft
5B Haight-Ashbury	137	235	667	271	1900	2,652 sq ft	2,546 sq ft
5C Noe Valley	2,830	1,046	1,766	530	1908	2,848 sq ft	1,700 sq ft
5D Twin Peaks	132	26	348	141	1947	2,289 sq ft	1,464 sq ft
5E Cole Valley/Parnassus Hts	574	311	635	188	1910	2,781 sq ft	2,095 sq ft
5F Buena Vista/Ashbury Hts	443	207	581	125	1910	2,604 sq ft	2,313 sq ft
5G Corona Heights	401	228	533	92	1912	2,347 sq ft	1,474 sq ft
5H Clarendon Heights	289	22	56	15	1954	3,598 sq ft	2,640 sq ft
5J Duboce Triangle	65	140	408	113	1900	2,874 sq ft	1,627 sq ft
5K Eureka Valley/Dolores Hts	1,500	705	1,484	396	1908	2,848 sq ft	1,802 sq ft
5M Mission Dolores	114	311	1,113	410	1915	2,415 sq ft	1,548 sq ft

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

Residential blocks across the district are mostly RH-2 and RH-3 on the Assessor’s roll, with RH-1 most common only in Glen Park, RH-1(D) concentrated in Clarendon Heights, and RM-1 and RM-2 apartment zoning in Mission Dolores, Twin Peaks and the Haight. The commercial streets carry their own Planning Code 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.

Older apartment buildings are the other structural issue. The 2025 roll counts about 1,440 apartment buildings of five or more units across District 5, the size class DBI’s Mandatory Soft Story Program targets when a building is wood-frame and was permitted before 1978.

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?

Noe Valley, Glen Park and Eureka Valley/Dolores Heights hold about 6,400 of the district’s roughly 8,600 single-family parcels on the 2025 roll.

Which District 5 neighborhoods have the newest houses?

Twin Peaks and Clarendon Heights, where the median single-family parcel was built in 1947 and 1954. Elsewhere the median falls between 1900 and 1928.

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.

Sources & notes

Last reviewed October 2026 by Matthew Martinez.