San Francisco from Kevin+Jonathan’s POV

There is a lot of process and to weigh as you consider our neighborhoods, that’s’ why we’ve reconstituted our survey into a Notion page that can be searched, sorted and resorted to your liking.

We first put this survey together in 2016. Oh, the world was a very different place back then—simpler times, fewer pandemics, and a lot less Zoom. But while houses (and the people who love them) remain our central theme, the world, San Francisco included, has changed in ways we couldn’t have imagined and then some. So, with more than a few more years of experience under our belts and a lot more stories to tell, we figured it was high time to update the survey. But here’s the thing: this survey is a living, breathing work in progress—just like San Francisco itself. That’s why you might notice a few districts missing here and there. Don’t worry; they’ll get the full Kevin+Jonathan treatment soon-ish. In the meantime, take everything you read with a pinch of salt (or micro-dose —it’s San Francisco, after all). Remember, these are our informed, albeit opinionated, takes on the city. At the end of the day, your comfort and connection to where we find your next home matter most. A City in Flux So much has been written about San Francisco’s housing market, and we’d be absolutely bananas to try summarizing it all here. But here’s the SparkNotes version: San Francisco is resilient. Sure, we’ve been through the wringer with the pandemic and all the challenges that followed, but this city is a survivor. It’s a place of undeniable potential, where boom-and-bust cycles are as ingrained in our DNA as fog and overpriced coffee. The heated debates over real estate prove one thing: this is a community that cares. There’s a collective determination to see San Francisco thrive again, and that’s something we don’t take lightly. If this survey demonstrates anything, it’s that nuance matters here more than anywhere else. Diversity: Our Greatest Asset San Francisco’s diversity and inclusiveness are its superpowers, but let’s not forget its other claim to fame: innovation. From the Gold Rush to the tech booms (plural), this city has always attracted big thinkers and bold risk-takers. And despite recent challenges, that hasn’t changed. People come here for the natural beauty, the progressive mindset, and the proximity to Silicon Valley—plus the undeniable charm of living in a place where you can see both cable cars and self-driving cars on the same block. Of course, there’s a flip side: with all these draws, buildable land has always been scarce. San Francisco is, and always will be, a hot commodity, which brings us to one of our city’s defining characteristics: the housing crunch. A History of Hustle San Francisco’s housing market has always been shaped by waves of population booms and cultural shifts. Each era has left its mark on the city’s diverse architecture, quirky market patterns, and patchwork neighborhoods:    •   The 49ers: The original gold rush crowd, who built mansions around South Park (back when you could apparently hunt deer there). When cable cars arrived, they moved up to Nob Hill and Pacific Heights.    •   Chinese Immigrants: Originally concentrated in Chinatown, many moved west to the Richmond and Sunset districts after the 1960s, joining Irish populations who had settled there earlier.    •   The Mission & North Beach: Strong cultural ties connect the Mission with Central and South America, while Italian immigrants have left their mark on North Beach.    •   Displacement & Growth: The Fillmore and Western Addition saw the purposeful displacement of African-American and Japanese-American communities, making way for so-called “progress.”    •   Cultural Influxes: From WWII sailors to the LGBT community arriving post-Summer of Love, San Francisco has always been a magnet for people seeking opportunity, acceptance, and a fresh start. This rich history is what makes San Francisco such a fascinating—and challenging—place to live. And while the housing market is as dynamic as ever, one thing is clear: this city has always been, and will always be, a beacon for dreamers, doers, and anyone who dares to think big. So, dive into this guide with an open mind, a curious heart, and maybe a good cup of coffee (fair trade? Peet’s? Starbucks? Costco? Sanka?). This is San Francisco, seen through our eyes—and we can’t wait to help you make it your home. The city's neighborhoods have evolved through various waves of immigration and economic change, each contributing to the area's unique architectural and cultural landscape. Here’s a closer look at some key neighborhoods:

In an era where people may only learn about what’s happening in their neighborhoods via Ring alerts, Nextdoor posts, crime reports or by an advanced game of telephone, we try to give you a sense of what our overall impressions are of our varied neighborhoods are. We’ve accumulated our observations over the 14+ years of doing real estate and over the 20+ years of living in San Francisco and the 3 years Kevin had living in Berkeley before moving to the Inner Sunset and then to the Castro. Jonathan’s experience had him in the Inner Mission, Van Ness Corridor, Rincon Hill and then to the Castro. We’ve seen thousands of homes, met countless buyers, sellers and neighbors and have just begun to learn about the variety, diversity and uniqueness of each and every home, we have been able to accumulate a trove of knowledge, impressions and learnings from all of this and turn it into the evolving survey you see below. This is our first major revision since the 2016 edition.  The 10 MLS Districts A 1979 California Living magazine article about San Francisco was the first to divide San Francisco’s diverse neighborhoods into 10 large districts. Eventually, the REALTOR board used that may as the basis for the 10 MLS districts and 85 subdistricts that we use today.  Note: there’s no overlap or correlation with San Francisco voting districts.  Note 2: 1979 proves to be a pivotal year for San Francisco Real Estate history, it’s when the  Rent Ordinance was passed that enshrined rent control and eviction control into our market. Note 3: This on the heels of  1978’s passage of Prop 13, which capped property tax assessment increases to no more than 2 percent (it has been as high as 8 percent before)

Neighborhood Histories and Characteristics