Median Permit in 94112: $21,527 on 81 Filings — June 2026

So what is actually getting built in 94112? Over the window of May 11 – June 9, 2026, this ZIP — the Excelsior, Outer Mission, and Crocker-Amazon corner of southern San Francisco — sealed 81 residential building permits carrying a combined valuation of $4.8M. The short answer is small, owner-grade work: kitchen and bath remodels, window and electrical swaps, dry-rot repairs, and the routine interior alterations that keep an aging housing stock standing.

Those figures are a slice of San Francisco's citywide sealed snapshot for the same window — not a separate dataset, just the rows whose ZIP is 94112. A building permit is the city's written authorization to perform construction or alteration work to code, and a sealed snapshot is a daily, frozen, content-addressed copy of that public record so the numbers cannot be quietly rewritten after the fact. This report reads 94112's slice against the rest of the city: where it ranks, what the median job looks like, and which permit type dominates.

How 94112 Sits Among San Francisco ZIPs

Lead with the comparison, because that is where the meaning lives. 94112 is one of the busier residential ZIPs in the city by permit count, but its dollars run lean — high volume, modest valuations, a market of many small jobs rather than a few large ones.

ZIP 94112 sealed 81 residential permits and $4.8M in valuation over May 11 – June 9, 2026 — a high-volume, modest-dollar profile typical of southern San Francisco.

Read the table sideways and the pattern is plain. 94112 and 94116 carry the same $4.8M total, yet 94114 reaches $7.2M and 94118 reaches $9.7M on fewer permits — 63 apiece. That is the signature of two different markets sharing one city: the southern ZIPs run on a long line of small remodels and repairs, while the central-northern ZIPs do fewer but pricier jobs.

For anyone working southern San Francisco, 94112 is a volume play, not a high-ticket one. The whole city sealed 952 permits worth $68.9M in the window, so this single ZIP is a meaningful but not dominant share of the residential pipeline. For the same comparison in adjacent districts, see the 94121 report and the 94131 report.

The 94112 Numbers at a Glance

Here is the ZIP-level cut on its own terms. Every row is computed directly from the sealed San Francisco snapshot, filtered to 94112.

The median 94112 permit is valued at $21,527 — a figure that points squarely at remodel-grade work, not ground-up construction.

A $21,527 median against a $4.8M total tells you the distribution without needing every row. Most permits cluster near that median — bathroom remodels, kitchen reworks, electrical and plumbing upgrades, window replacements — while a handful of larger renovations pull the total up. There is no blank-valuation row here; every 94112 permit in the slice carries a dollar figure. The takeaway for anyone sizing this market: plan for a steady stream of mid-four-figure to low-five-figure jobs, with the occasional gut renovation as the exception rather than the norm.

It helps to put 94112's median in citywide context. Across all of San Francisco, the median sealed permit is valued at $19,395, and the spread runs from a 25th-percentile valuation of $8,700 up to a 75th-percentile valuation of $48,018, with a single largest job in the snapshot reaching $6,000,000. That citywide P25-to-P75 band is the same shape 94112 lives inside: a thick middle of routine remodels, a long thin tail of major renovations, and a small number of outliers doing the heavy lifting on the dollar total.

Because 94112's own median of $21,527 sits just above the citywide $19,395, the ZIP is doing slightly larger-than-typical alteration work on average — consistent with the older single-family stock of the Excelsior and Crocker-Amazon, where deferred maintenance and dated systems push remodel scopes a notch beyond a simple cosmetic refresh.

What Is Getting Built in 94112

Now the direct answer to the title. Of the 81 permits in 94112, the dominant type is OTC Alterations, with 75 permits — the overwhelming majority of activity in this ZIP. The raw source label San Francisco's system uses for it is otc alterations permit.

"OTC" stands for over-the-counter: these are alteration permits a property owner or licensed contractor can secure across the counter at the Department of Building Inspection without the longer plan-review cycle a full new-construction or major-addition permit demands.

In practice an OTC alteration covers the bread-and-butter interior and minor exterior work that does not change a building's footprint or use — replacing a water heater, reworking a kitchen or bathroom within existing walls, swapping windows, updating electrical panels, repairing dry rot, re-roofing, or adding non-structural finishes. It is the permit a homeowner pulls when they are improving the house they already live in, and the permit a remodeler pulls dozens of times a year.

That 75 of 81 permits fall into this single category is the whole story of 94112's construction profile. This is not a teardown-and-rebuild neighborhood; it is a maintain-and-improve one. The jobs behind these permits are smaller crews, faster turnarounds, and homeowners reinvesting in established single-family and small multi-family stock rather than developers breaking new ground.

For the citywide picture this slice belongs to, the dominant category holds across San Francisco too — its top type is also otc alterations permit at 883 permits — so 94112 is a concentrated example of a pattern that runs through the entire city snapshot.

Why does over-the-counter work dominate so completely here? Part of it is the housing itself. The Excelsior and Outer Mission are built out, with little vacant land and tightly platted lots, so the path of least resistance for an owner is to improve in place rather than expand. Part of it is process: an OTC alteration clears the permit counter without the months-long plan check that a structural addition or change of use would trigger, which makes it the natural choice for the smaller, faster jobs that make up most residential work.

And part of it is economics — at a median near $21,527, these are projects a homeowner finances out of savings or a modest loan, not capital-intensive developments. Put together, the 75-permit OTC count is less a quirk of one month and more the structural reality of how an established San Francisco neighborhood maintains its homes.

Of 81 sealed permits in 94112, 75 are OTC Alterations — over-the-counter remodel and repair work, not new construction.

How OTC Alterations Stack Up Citywide

Pulling the lens back to the full San Francisco snapshot shows how heavily the city leans on this one permit type — and why 94112's profile is so representative.

Across all of San Francisco, 883 of the 952 sealed residential permits are OTC alterations, with 50 filed as additions, alterations, or repairs and 15 carrying the bare label of "permit." A market this concentrated in over-the-counter alterations is a renovation market, full stop — owners and contractors reworking existing homes far more often than anyone is adding square footage or building anew.

94112 mirrors that shape almost exactly, which is what makes it a clean read on the city's underlying residential demand. For how a different metro distributes its permit mix, the Austin 78703 report and the San Francisco additions and repairs report offer useful contrasts.

Methodology

All figures here come from the San Francisco Department of Building Inspection via data.sfgov.org (Socrata), filtered to ZIP 94112 within the citywide sealed snapshot.

Scope. Residential building permits (single-family and small multi-family); commercial and sub-trade permits are excluded at ingest. This is not a count of all construction permits issued in each city. Every 94112 number is a ZIP-level cut of the same sealed daily snapshots used for San Francisco as a whole — not a separate pull.

Honesty statement. All figures are computed directly from US Tech Automations' sealed daily permit snapshots; nothing is estimated, modeled, or extrapolated. This edition is cross-sectional: it describes the May 11 – June 9, 2026 window only and makes no claim about change over time.

How the pipeline produces the 94112 slice:

1. Collect. Each day we pull the latest San Francisco DBI permit records from the public Socrata endpoint, capturing the issued residential permits as published.

2. Normalize. Records are filtered to the residential scope above, deduplicated, and tagged with their ZIP so a code like 94112 can be cut cleanly out of the citywide set.

3. Seal. The day's normalized records are hashed and frozen into a content-addressed snapshot, so the underlying numbers cannot be silently altered later. This edition's snapshot carries sha256 1629d2cb47abd1b0.

4. Aggregate. Over the 30-day window we roll the sealed daily snapshots into the permit counts, valuations, and category mix you see above, then slice to ZIP 94112.

Frequently Asked Questions

Q: Is 94112 the busiest residential ZIP in San Francisco?
A: No. In this window 94112 sealed 81 permits, behind 94122 at 99, 94116 at 95, and 94110 at 84. It sits near the top of the city by volume but is not the single busiest ZIP.

Q: Does the 81 permits figure cover all construction in 94112?
A: No. The scope is residential building permits — single-family and small multi-family. Commercial and sub-trade permits are excluded at ingest, so 81 is the residential slice, not every permit issued in the ZIP.

Q: Why is the median valuation only $21,527 when the total is $4.8M?
A: Because most jobs are small. A $21,527 median across 81 permits means many mid-range remodels and repairs plus a few larger renovations pulling the total up. It is a many-small-jobs market, not a few-big-projects one.

Q: What is an OTC Alterations permit?
A: OTC means over-the-counter. It is an alteration permit issued without the long plan-review cycle, covering remodel and repair work — kitchens, baths, windows, electrical, dry rot — that does not change a building footprint. In 94112, 75 of 81 permits are this type.

Q: How current is this data?
A: It covers the sealed window of May 11 – June 9, 2026, computed from daily snapshots of San Francisco DBI records via data.sfgov.org. Nothing is forecast; every figure describes that window only.

Put Permit Data to Work

A ZIP like 94112 is a working signal for several trades at once. A remodeling contractor reads 75 OTC alteration permits and sees a neighborhood actively spending on the exact jobs they bid — a place to concentrate canvassing and referral effort. A building-materials supplier reads the $21,527 median and stocks for mid-range remodels rather than ground-up volume.

A lender or insurer reads the 81-permit, $4.8M flow as a measure of reinvestment in an established housing stock. A real estate agent reads a permitted remodel as a pre-listing tell, since owners who just upgraded a kitchen or bath are often preparing to sell.

The raw public record is slow to work by hand. US Tech Automations turns these sealed permit snapshots into automated workflows — monitoring a ZIP for newly issued permits, routing each match to the right person, and drafting outreach grounded in the actual permitted work — so the signal reaches a salesperson while it is still fresh. The same daily-sealed snapshots behind this page are browsable at permits.ustechautomations.com, and the methodology carries across the batch: see the San Francisco June report and the sealed-prediction transparency record in the permit prediction ledger.

Want the same monitoring wired to your own territory? See how US Tech Automations builds it at our real estate AI agents.

Source: US Tech Automations Research — computed from sealed daily permit snapshots, May 11 – June 9, 2026.