District 3 - The Southwest - Stonestown, Ingleside

In 2016, when we first created this survey, we noted that the area between Ocean Avenue and 280 was on the rise. And rise it did—prices have increased significantly and remain strong. We observed the telltale signs of transformation: bars coming off windows, fewer cars parked per household, and homes featuring sharp, sans serif fonts popping up.

At first, these renovations were led by flippers with, let’s call it, a “contractor chic” aesthetic. Taste and judgment weren’t exactly top priorities—budget-friendly choices from the Home Depot sale aisle often dictated design decisions (don’t even get us started on mismatched light temperatures). Early flips were frequently handled by long-time owners’ cousins or “some guys” an agent recommended, executed on a shoestring budget with narrow margins. The results? They looked and smelled new—or was that mildew left unaddressed? Stucco houses, you know.

Over time, as the cycle progressed, the renovations improved. Flippers and developers began investing more into quality and design, while individual buyers took on fixers with an eye for personal customization. Gone were the days of slapdash updates; instead, more elaborate and thoughtful makeovers, the kind you’d expect on HGTV, started appearing.

When the housing market cooled in 2022 due to rising interest rates, price growth in this area slowed, which makes sense. But when the market came back in 2024, this area too was a popular buyer destination with decently re-done homes leading the way pushing home prices from their low $1 million range into the mid-$1 million range and higher.

Most buyers use mortgages to purchase homes and there are various census-tract based financing programs that may not otherwise be available elsewhere in the City that allow less-than-20-percent down payments with no additional mortgage insurance fees. The primary propetty type you can buy here is that single-family home (Summit 800 off of Brotherhood are townhome condominiums). Purchasing here is often seen as a viable alternative to condominiums in San Francisco’s northern, eastern, and central areas. After all, why buy a condo with HOA dues, shared walls, and neighbors when you can own a house for the same price—or even less — with the potential to have some income property from that room behind the garage?

Despite the increase in the number of fixers and flips in the District, there’s still plenty of opportunity here as simple demography suggests that we are still in the middle of generational turnover with many of the people who bought homes from their original post-WWII owners are themselves aging out of their homes. This is why you will indeed see many trust sales in the District.

The area remains relatively affordable, with hidden gems, unexpected pockets of charm, and views as enchanting as those in pricier neighborhoods. What’s especially rewarding about purchasing in this area is the pride of ownership it fosters. Whether it’s a well-executed DIY project or a fixer-upper transformed with care, homeowners here take pride in their spaces.

3D - Stonestown: A suburban vibe, anchored by a mall that’s undergoing a major facelift.

3E - Lakeside

3F - Merced Manor

3C - Pine Lake Park