Episode 2 · Property Types & Supply Dynamics
Outer Parkside Housing Stock: Sizes, Age, Tax Values
Outer Parkside is a neighborhood of small, nearly alike houses, built almost all at once in the forties, and slow to change hands. This page shows what the stock is made of, from lot sizes and building age to how long owners stay, and why the year a house last sold, not the house itself, sets what it costs to hold.
💡 Key Insights & Takeaways
- Of 4,609 residential parcels, 4,292 are single-family houses, 93.1% of the total, and none of the land sits vacant.
- The median lot is 2,996 square feet, and 57.9% of lots fall between 2,900 and 3,099 square feet, so the choice here is between houses, not between very different pieces of land.
- The median house went up in 1947, and 75.9% of houses were built in the 1940s alone.
- Among houses with a recorded transfer, the median owner has held for 21.8 years, a floor because the ownership record stops in May 2025.
- The median house has one bathroom and only 11.6% have three or more, but the count can miss a half bath, so confirm it on the listing before you rule a house out.
In Outer Parkside, a house with no recorded transfer since 1987 carries a median assessed value of $166,381 as of 20 September 2026. A house last bought in the 2020s carries $1,489,200. The median house in both groups is 1,214 square feet. Under Proposition 13, the purchase year sets the figure.
At a glance
These figures cover every residential parcel in Outer Parkside, not a sample, as of 20 September 2026.
| Measure | Value | As of |
|---|---|---|
| Residential parcels | 4,609, of which 4,292 are single-family houses (93.1%) | 2026-09-20 |
| Median single-family house | 1,214 sq ft of living area on a 2,996 sq ft lot | 2026-09-20 |
| Median year built, single-family | 1947 | 2026-09-20 |
| Median years since the last recorded transfer | 21.8 years (n = 2,707 houses with a recorded date) | 2026-09-20 |
| Houses carrying the homeowners' exemption | 57.2% | 2026-09-20 |
Hold lengths run short, because the ownership record stops in May 2025, about 16 months before this page's date.
What kind of homes are in Outer Parkside?
Almost all of them are houses. Of 4,609 residential parcels, 4,292 are single-family houses, 93.1% of the total. The rest is 104 condominium units, 2.3%, and 213 multi-family buildings, 4.6%. There is no vacant residential land at all.
The parcel record files the condominium units as single-family, so we separated them out. A unit with a single-family land use and no lot of its own is counted as a condominium, and 104 units move across on that rule. The house count of 4,292 is what remains.
The condominium units are a different product, not a smaller version of the houses. Their median year built is 2020, about seventy years younger than the houses. Only 38.5% of them carry the homeowners' exemption, against 57.2% of the houses. We also left 63 commercial and mixed-use parcels out of the count, because they are not homes.
How big are Outer Parkside houses, and how are they laid out?
The median house has 1,214 square feet of living area. Six in ten houses, 60.5%, fall between 1,000 and 1,499 square feet. That living-area figure comes from the parcel record. A listing's square footage often differs from it, so we never mix the two in one comparison.
The lots are small and nearly alike. The median lot is 2,996 square feet, and 57.9% of lots fall between 2,900 and 3,099 square feet. Only 0.5% of houses sit on a lot of 4,000 square feet or more. These lot figures cover every single-family house in Outer Parkside, not only the homes that sold. So the choice here is between houses, not between very different pieces of land.
The median house covers 0.49 of its lot in living area. That ratio, called floor-area ratio, divides the living space by the lot size. Most houses are one storey: 90.3% are recorded that way, and 9.7% as two or more.
The bathroom count is the surprise. The median house has one bathroom, and the one-bath share climbs in exactly the size band where most houses sit. The table shows it by size, as of 20 September 2026.
| Single-family houses | One-bathroom share |
|---|---|
| All houses (n = 4,289 with a bath count) | 58.3% |
| 1,000 to 1,499 sq ft (n = 2,587) | 70.4% |
| 1,500 sq ft and over (n = 1,059) | 9.3% |
Only 11.6% of houses have three bathrooms or more. The parcel record counts baths its own way and can miss a half bath, so confirm the count on the listing before you rule a house out.
How old are the houses in Outer Parkside?
They were built almost all at once. The median house went up in 1947. Three in four, 75.9%, were built in the 1940s alone, and 82.3% went up before 1950. Only 0.1% of houses, six in all, were built in 2000 or later.
A stock this uniform changes what you compare. Two houses built a year apart on the same size lot start out nearly identical. What separates them now is what has been done to them since, and the inspection is where that shows up.
Who owns Outer Parkside houses, and for how long?
Owners stay a long time. Among houses with a recorded transfer, the median owner has held for 21.8 years. More than half, 53.8%, have held for twenty years or more, and 24.2% for thirty or more. Another 36.9% of houses show no recorded transfer since 1987 at all.
Two limits sit under those figures. The ownership record stops on 12 May 2025, about 16 months before this page's date, so every hold length here runs a little short. The hold figures also cover only houses with a recorded transfer since 1987. That makes the median hold and the twenty- and thirty-year shares floors, not ceilings.
Little of the stock changes hands. Only 8.9% of the dated houses had a recorded transfer in the record's last five years. That is why so few houses here reach the market in any one year.
57.2% of houses carry the homeowners' exemption, which the county grants on an owner's main home. It is the closest thing to an occupancy count the record gives us. It is not an investor count, and we derive none from it. Owners with the exemption have held a median 24.1 years, against 15.3 years for houses without it.
What does it cost to hold a house in Outer Parkside?
Under Proposition 13, a house is assessed at its base-year value when it changes hands or is newly built. That value then rises by no more than two percent a year. So an assessed value here mostly tells you when a house last sold, and it is never a market value or a sale price.
The staircase below shows how far apart that puts the same house. It covers single-family houses as of 20 September 2026.
| Group | Houses | Median living area | Median lot | Median assessed value |
|---|---|---|---|---|
| No recorded transfer since 1987 | 1,585 | 1,214 sq ft | 2,996 sq ft | $166,381 |
| Last transferred 2020 to 2025 | 381 | 1,214 sq ft | 2,996 sq ft | $1,489,200 |
The 2020s buyers are assessed at 9.0 times the long-held houses, on the same median house and the same median lot. Your own assessment will start from your purchase price. Neither the seller's figure nor the neighbor's tells you what yours will be.
Across all 4,292 houses, the median assessed value is $497,192, and land makes up a median 59.2% of it. Land outweighs the building on 64.7% of houses. The median assessed value per square foot of living area is $392, an assessment measure and not a price.
The homeowners' exemption barely moves the figure. Houses with it are assessed at a median $484,124, and houses without it at $527,244. The length of the hold does the work: 39.0% of the houses without the exemption also show no recorded transfer since 1987.
Is there room to build or rebuild in Outer Parkside?
Not much land, and a narrow set of candidates. No vacant residential parcel exists. The parcel record lists RH-1 on 98.1% of house lots, and we report that designation only as recorded. It may predate the city's 2025 rezoning, so check a lot with San Francisco Planning before you plan an addition.
On the four teardown markers the record can measure, 1.5% of houses meet three or more. A wider screen flags 18.2%, but that figure is an upper bound, not a count. The record carries no renovation history, so that screen treats every house as unrenovated. Most of the low building values that drive it are old base years under the tax cap.
Common questions
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