Lower Pacific Heights

Sometimes overshadowed by its older sibling to the north, centrally located Lower Pacific Heights has its own unique charms. Easy access to the city’s urban core, an eclectic mix of restaurants and shops, and classic San Francisco architecture are just some of the reasons that home prices in the neighborhood are on the rise.

Bordered by California Street to the north and Geary Boulevard to the south, Lower Pacific Heights offers its residents an easily walkable commute to the Financial District and many downtown office buildings. Buses — including the 1-California, 3-Jackson, and 38-Geary lines — run often and bisect the neighborhood’s western and eastern boundaries of Presidio Avenue and Gough Street respectively. Drivers can access Highway 101 and Interstate 80 less than two miles directly to the south.

For a relatively small neighborhood, Lower Pacific Heights offers a surprisingly diverse array of dining, entertainment, and shopping options within just a few blocks walk.

The tiny enclave of Japantown packs in more than 50 restaurants and sushi bars, ranging from high-end eateries, such as Kappa, to establishments where $10 (tip included) will cover lunch. If you’re in the mood for post-dining entertainment, you can find it a few blocks away at the Sundance Kabuki Cinema, one of just six movie theaters in the country affiliated with the film festival of the same name.

Fillmore Street, considered the neighborhood’s main drag, is home to two restaurants on the San Francisco Chronicle’s Top 100 Bay Area restaurants list: SPQR and State Bird Provisions. Music aficionados will appreciate close proximity to concert venues The Fillmore and Boom Boom Room, while shoppers will enjoy browsing Fillmore’s many trendy boutiques.

Though technically located a few blocks north of the neighborhood’s proper boundaries, Lafayette and Alta Plaza parks stand out as nearby urban sanctuaries where visitors frequently can soak up the sun. Both feature tennis courts and playgrounds, and the sunset views of San Francisco Bay and Alcatraz Island are more than a bonus.

The architectural style of Lower Pacific Heights properties ranges from stately Victorians built in the early 1900s to more recently constructed multi-family units. Historic Cottage Row is home to a block-long stretch of late nineteenth-century houses situated along a pedestrian promenade and adjoining a miniature park.

Median single-family home prices in the neighborhood topped $2.6 million in May 2013, a 78 percent hike from a year ago. Lower Pacific Heights homes for sale are also in high demand; since the beginning of the year, 71 percent of single-family homes have sold or are under contract.

Although Lower Pacific Heights is mostly made up of older buildings and high rises, it is surprisingly leafy and pleasant looking. You do not have the feeling of being in a run down urban neighborhood. In fact, the neighborhood seems a lot more like its northern neighbor Pacific Heights. You shouldn’t get the wrong idea, the buildings here are actually quite attractive.

In addition, there are some really attractive buildings here—some giant manor like Victorians (a few of them are open to the public so you can get a sense of what life was like in pre-Earthquake SF) and also some residential buildings that date back to when Hitchcock was making films around here. So it definitely has its attractions.
Included within this area is Japantown. Sometimes its included as its own neighborhood. If you are looking to have some sushi, this is definitely the place for it. There is also a shopping mall right in the middle of Japantown that will make you feel as if you have been transported to the Far East, or at least the Westernized versions of the Far East.

Here are some of the other attractions to Lower Pacific Heights:

Rents—The prices start looking a lot like those in Pacific Heights proper. Although it is possible to find some steals in this area, for the most part as you approach the northern part of the neighborhood you get 4 bedroom Victorian stand alone homes going for between $6K and $20K per month—if paying $120,000 in rent per year sound it extreme, well it is. You can even find studios here going for $4K.

That said, I also noticed some more moderately priced places like rooms going for $1800—if you can call paying nearly $22K on rent for a room moderate. (And there was even a place right by the border with Western Addition that listed a 6 room apartment for $900—I’m not sure what the deal with that is.)

Schools—The good thing about being so close to Pacific Heights is that you can benefit from PH’s private schools. There are a lot of them, you know that they are pretty good—P.H. is the kind of neighborhood that would not accept anything less. Whether you want a Montessori school or a school that is geared for preparing from college right from the beginning, then this is definitely the place to be.

Oh yeah, and you definitely have to take into account all the great places to eat and play on Geary--like the Boom Boom Room and all the other cool bars around there.

Overall, I would say that this is a nice place to live if you can find an affordable apartment and if you are close enough to Pacific Heights proper. I will be keeping this neighborhood on my radar.

Lower Pacific Heights is one of the many hilly, middle-class neighborhoods centrally located in San Francisco. It’s appeal lies in the tranquility and clean-cut residential image it conveys. The commercial streets, the biggest of which is Fillmore, are lined with a variety of shops, cafes and ethnic restaurants offering accessible options for locals. For shoppers, the neighborhood provides a crop fashion boutiques, wine shops and book stores. Due to this commercial development, real estate values has risen in the past few years.

Japantown is a popular destination among tourists. The two square blocks sit in the southeastern part of Lower Pacific Heights. It offers a couple public parking garages, gift shops and three Japanese themed shopping centers. The area can be a little gritty at times, but the cuisine is well worth the visit.

The neighborhood also offers plenty of hotspots for nightlife activities. One of the most popular among locals is the Wreck Room. The sports bar, visited mostly by yuppies and fashion forward post grads, provides customers with a wide range of bar games including pop and shot, darts and arcades.

In July, the Fillmore Jazz Festival is packed with people and provides plenty of live entertainment, ethnic food vendors, exhibits and plenty other attractions for locals. For those visiting, the Muni offers plenty of transportation options in all directions.

Lower Pacific Heights seems like a mix of everything you could want. There are a number of distinct areas that you could break the neighborhood into: a suburban part, an upscale shopping area, and Japantown.

Japantown is smaller than you might expect. It's only a few blocks long and a couple blocks tall. Most of the stores are situated on Post Street, including a cool mall there. It doesn't have much shopping available, but there are some good restaurants in the mall and on the street. The mall sits on a nice plaza where events are sometimes held (including a Cherry Blossom festival in April). Overall, Japantown is quiet and is a good place to grab dinner.

Most of the Lower Pacific Heights shopping occurs on Fillmore. This is a more upscale shopping experience. I love going here. There are a number of higher quality restaurants and a Johnny Rockets for when you just want to grab a regular burger. To enjoy this kind of atmosphere, it's going to be a bit pricier to rent on this street.

I have been through this area several times in the last couple of years and love every chance I get to go back. I usually stay at the Hotel Tomo which is deceivingly part of the Best Western chain, but an excellent bargain and high-quality digs too. It’s walking distance from the legendary Fillmore Auditorium, which is a must-see for any visitor coming through town. The Fillmore re-opened a few years ago and is jam-packed with living history, allure, classic posters and generally good national acts coming through the west coast…and all at a decent price-point too.

As for food, there’s definitely a little something for everybody in this area…with Japantown supplying the meat of it (pun intended). Most of the boutique retail shops and restaurants rest along Fillmore Street. But I would be remiss if I didn’t mention my own list of two must-do’s when/if you’re in the neighborhood:
-check out the amazing jazz at Yoshi’s Jazz Club. Even if you’re not a fan of that kind of music, it’s worth it
-visit the farmer’s market at Fillmore Center Plaza. Unfortunately it’s only up on Saturdays during the summer, but the selection and vibe there is unmatched for a farmer’s market.

And to close, this neighborhood is very safe but maybe it wouldn’t hurt to walk in pairs late at night.

The Boom Boom Room boasts lots of shows and tout themselves as a "Juke Joint providing cocktails, dancing live Blues, Boogie, Groove & Soul music six nights a week." It's a cultural icon, situated across the way from The Fillmore.

Within walking distance you'll find a completely different cultural taste of things. Japantown is just across the way, with lots of little shops, Japanese eats, furniture, and bonsai trees as well as the Kabuki theatre.

If you need to unwind, take advantage of the communal bath portion of the Kabuki Springs. While they offer treatments and massage, I don't find their massage to be that good. Using the facilities though is an amazing way to nourish the body -- with steam, sauna, salt scrubs and pools to soak in. http://www.kabukisprings.com/ Be sure to check which day is Men's vs. Women's vs. Co-Ed. Clothing optional only on single gender days.