Stonestown, San Francisco Real Estate & Homes for Sale
Stonestown is the San Francisco MLS subdistrict west of 19th Avenue holding Stonestown Galleria, San Francisco State University and Parkmerced, under city rules through SF Planning. Few parcels are owner-occupied homes, nearly all condominiums or houses on Summit Way from 2015–2017, and two large approved housing projects sit here.
Explore Stonestown, 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 | Summit Way condos and houses (2015–2017); Parkmerced rental community |
| Hazards to check | Liquefaction bands across SF State area and along Brotherhood Way |
| Getting around | M Ocean View at Stonestown and SF State; 18, 28, 28R, 29, 57, 58 buses |
| Local rules | Two large approved housing projects (Stonestown, Parkmerced) |
Stonestown is the MLS subdistrict west of 19th Avenue that holds Stonestown Galleria, San Francisco State University and the Parkmerced apartment complex, along with a small set of owner-occupied homes. It is code 3D in SF District 3 .
That makes Stonestown different from every other District 3 neighborhood. Most of the land is a mall, a university and a large rental community, and two of the city’s biggest approved housing plans, Stonestown’s and Parkmerced’s, are on it.
Stonestown homes for sale
Stonestown market report
What subdistrict 3D contains
Matching those addresses to the mall, the campus and Parkmerced is our reading of the roll, not a label the roll itself carries, so confirm the subdistrict code on any listing.
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.
To the north, across Eucalyptus Drive, is Merced Manor; to the east, across 19th Avenue, Lakeside; to the west, Lake Merced and Lake Shore; and to the southeast, across Junipero Serra Boulevard, Ingleside Heights.
Summit Way: where the for-sale homes are
Their recorded coordinates put them in a compact block at the subdistrict’s southern edge, on the Brotherhood Way side of Parkmerced.
For a buyer, newer construction here means the questions are less about original systems and more about the homeowners association: its budget, reserves, insurance, rules on rentals and any construction-defect history. Our San Francisco condo guide lists the documents to request. Outside Summit Way, owner-occupied housing in 3D comes down to four houses on Eucalyptus Drive.
The Stonestown Development Project, step by step
Brookfield Properties’ plan covers about 43 privately owned acres: 11 acres of shopping center that would largely stay, 3 acres of streets and 27 acres of surface parking to be redeveloped. It allows up to 3,500 homes in a predominantly residential district, with parks and plazas, retail, community space, office and structured parking. Planning’s project page sets out the approval sequence:
- May 9, 2024: the Planning Commission certified the environmental impact report and recommended approval, 7-0.
- July 8, 10 and 15, 2024: Board of Supervisors committees recommended approval unanimously.
- July 16 and 23, 2024: the full Board approved the project unanimously on first and second reading.
- September 1, 2024: the approvals became operative.
- July 7, 2025: the date on the final, recorded development agreement.
The project is described as multi-phased, but the page gives no phasing timeline or construction schedule. Planning’s zoning map now shows the site as the Stonestown Mixed-Use District (S-MU) inside a Stonestown Special Use District, with a 30/190-ST height district at the point we checked, meaning the tallest buildings could reach 190 feet. For neighbors, the long-run questions are building heights, traffic on 19th Avenue and Winston Drive, and when shops and open space arrive.
Parkmerced: entitled, unbuilt and in receivership
Parkmerced covers about 152 acres with 3,221 existing apartments, built quickly after World War II, according to the San Francisco Standard. The Board of Supervisors approved its multidecade redevelopment by a 6-5 vote in 2011: about 7,200 new units over 20 to 30 years, for roughly 10,000 homes in all, with about 1,500 rent-controlled townhomes to be replaced. Planning approved a first phase of about 1,668 units in 2015, but construction never began.
The financing then unraveled. After a $1.8 billion refinancing in 2019 and failed talks in 2024, a San Francisco judge put the property in receivership in March 2025, with Douglas Wilson Companies in charge. In July 2026, Hoodline reported, citing the Standard, that Yellowstone Real Estate Investments took the parcels for the first four subphases, about 1,668 entitled homes, at a trustee sale using credit bids. The rest of the complex remains in receivership; the article said existing leases and day-to-day maintenance were not immediately affected, and no construction date has been announced.
Parkmerced is a rental community, so it rarely produces sales comparables; its effect on nearby owners is about what eventually gets built. Planning’s map shows it zoned PM-R (Parkmerced Residential) within a Parkmerced special use district.
Liquefaction across the campus and along Brotherhood Way
Two mapped liquefaction polygons cross 3D on Planning’s copy of the state seismic hazard map. One runs east from Lake Merced across the San Francisco State campus area toward 19th Avenue, roughly between Holloway Avenue and Winston Drive; it is the same band that continues through Lakeside and Ingleside Terrace. The other follows Brotherhood Way along the south side of Parkmerced, and its northern edge reaches the Summit Way development.
The mall point we checked lies outside both and is in FEMA Zone X (unshaded). For a Summit Way home, check whether the specific parcel is inside a mapped zone; our San Francisco hazard maps page shows how.
Two M stations and six bus lines
Wikipedia lists the 18, 28, 28R, 29, 57 and 58 at the Stonestown station and the 28, 28R and 29 at SF State, and notes that riders coming from the west side must cross several lanes of 19th Avenue to reach the platforms.
SFMTA’s route page shows the 29 Sunset reaching the area along Lake Merced Boulevard and Winston Drive, looping via Crespi Drive and continuing east on Holloway. A long-range Muni subway concept would put the M underground with stations at Winston Drive, Holloway and Parkmerced, at an estimated $3 billion, but it has no construction date.
Selling a home in Stonestown
With so few owner-occupied homes, Summit Way sales are compared mainly with each other, and then with condominiums at Lake Merced Hill in Lake Shore and newer townhouse-style homes elsewhere on the west side.
- Order the HOA resale package early and review it for reserve levels, insurance and any pending litigation.
- Expect buyers to ask about the Stonestown and Parkmerced plans; point them to Planning’s project page and published reporting rather than predicting timing.
- Have the hazard disclosure ready, given the liquefaction mapping along Brotherhood Way.
- Review the citywide requirements in our San Francisco selling requirements guide.
The market report on this page shows current figures for subdistrict 3D.
Costs to plan for when buying in Stonestown
Almost every home for sale in Stonestown is a condominium or house in the Summit Way development, so the budget has three parts.
Transfer tax. San Francisco’s transfer tax is due when the deed is recorded, at a rate per $500 set by the entire price: $3.40 above $250,000 and under $1 million, and $3.75 from $1 million to under $5 million (SF.gov: Transfer tax). On a $1.2 million home that’s $9,000. The purchase contract decides who pays; see our San Francisco transfer tax guide.
Property tax. San Francisco applies one secured rate citywide, 1.18162182% of net taxable value for fiscal year 2026–27, plus per-parcel direct charges and special assessments (SF Treasurer & Tax Collector). Because the Summit Way homes are recent, read the seller’s current bill line by line for any direct charges. The purchase brings one or two supplemental bills (SF Assessor-Recorder). More in our San Francisco property tax guide.
Association dues and reserves. Order the association’s resale package early and compare the dues with the reserve study and the master insurance policy. Our HOA documents guide and buying a condo in California explain what to read.
Permits and remodels in Stonestown
SF Planning handles zoning and DBI issues building permits, but in a common-interest development the association usually has a say first. Before you plan interior changes, read the CC&Rs and architectural rules for what needs the association’s approval. Planning’s Property Information Map shows a parcel’s zoning, height district and permit history.
ADUs are mostly a single-family question here. SF Planning’s State Program allows converted, attached or detached ADUs and a junior ADU of up to 500 square feet in a single-family building, with a 60-day review period for qualifying complete State applications, subject to statutory exceptions (SF Planning: ADUs). For a house in a planned development, the association’s documents may limit what can be built on the lot, so check them before you rely on adding a unit. ADUs can’t be used as short-term rentals. Review periods apply to qualifying complete applications and the applicable state pathway, with statutory exceptions; they do not guarantee that a proposed unit is feasible or that a building permit will be issued. Confirm the current requirements with the permit agency and HCD.
Luxury homes and estates in Stonestown
Stonestown has no estate lots. Its owner-occupied homes are the condominiums and houses on Summit Way, plus a handful of houses on Eucalyptus Drive. In San Francisco terms, the premium here is newer construction: modern systems, a recent permit record and a professionally managed association. There are no large lots to expand onto, so what a buyer pays for is the unit or house as built and the association that maintains the common areas around it.
For a high-value purchase, focus on three things. First, the association: reserve funding, insurance and any pending litigation, including construction-defect claims. Second, the ground: check the parcel against the state’s liquefaction mapping, which covers a band across the SF State area and a strip along Brotherhood Way, and quote earthquake insurance early. Third, the neighborhood plans: read Planning’s own project pages for the Stonestown and Parkmerced developments rather than relying on timelines from a listing.
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 and off-market sales. For high-end condos and houses across the city, see our San Francisco luxury condos and San Francisco luxury homes guides. We can’t promise that any particular property will be available. 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
Questions people ask
What neighborhood is Stonestown in?
On the MLS it is its own subdistrict, 3D, in District 3. It includes Stonestown Galleria, San Francisco State University, Parkmerced and the Summit Way homes, west of 19th Avenue and south of Eucalyptus Drive.
Can you buy a home in Stonestown?
Yes, but the choice is narrow. Parkmerced is rental housing.
When will the Stonestown redevelopment be built?
Planning’s project page shows approvals operative since September 2024 and a recorded development agreement dated July 2025, but gives no construction schedule or phasing timeline.
How tall can buildings be at Stonestown?
Planning’s height map shows a 30/190-ST district at the mall point we checked, meaning buildings up to 190 feet in some locations. Check the project documents for where each height applies.
What is happening with Parkmerced?
Its 2011 redevelopment plan is still unbuilt. The property went into receivership in March 2025, and in July 2026 a lender took the first-phase parcels at a trustee sale, according to Hoodline citing the San Francisco Standard.
Is Stonestown in a liquefaction zone?
Parts of the subdistrict are mapped: a band across the SF State campus area and a strip along Brotherhood Way. The mall point we checked was outside both; check each parcel.
Which Muni lines serve Stonestown?
The M Ocean View at Stonestown Galleria and SF State stations, and buses including the 18, 28, 28R, 29, 57 and 58.
Selling a Summit Way home, or deciding whether to buy near the Stonestown site? Ask for a home valuation built on recent comparable sales, or read our San Francisco buyer guide and the citywide San Francisco neighborhood guide.
Sources & notes
- DataSF (Office of the Assessor-Recorder): Assessor Historical Secured Property Tax Rolls, 2025 closed roll (parcel counts by class, build years, stories, zoning codes, street listings and subdistrict extents; queried October 2026)
- San Francisco Planning: PlanningData map service (zoning, height and special use districts, seismic hazard liquefaction and landslide layers, FEMA flood layer; point and envelope queries, October 2026)
- San Francisco Planning: Stonestown Development Project (site, approvals, development agreement)
- The San Francisco Standard: Parkmerced: How a long-promised billion-dollar housing project fell apart (April 18, 2025)
- Hoodline: Foreclosure Shock: Yellowstone Snaps Up Parkmerced Land In San Francisco (July 22, 2026, citing the San Francisco Standard)
- Wikipedia: M Ocean View (route, stops, station details, planned projects)
- SFMTA: 29 Sunset route page (streets and stops)
Last reviewed October 2026 by Matthew Martinez.
Send a property inquiry
Matthew Martinez
Your inquiry is processed through our iHomefinder service. Review the form’s contact choices before submitting. Privacy Policy · Terms of Use.
What is your property in Stonestown, San Francisco worth?
Planning a sale or weighing your next move? Request a broker market analysis based on the property, relevant comparable sales and the local setting.
Request your Stonestown, San Francisco home and property valuation
