What Are Appurtenances? A San Francisco Real Estate Guide

In San Francisco real estate, value isn’t determined by square footage alone. In fact, some of the most important factors impacting price aren’t always visible at first glance. They’re called appurtenances and in a dense, high-demand city like San Francisco, they can dramatically influence value, development potential, and resale appeal.

So what exactly are appurtenances, and why do they matter so much here?

What Is an Appurtenance?

An appurtenance is a right, privilege, or improvement that is legally attached to a property and transfers with it when the property is sold. It is not simply a feature like a refrigerator or light fixture. Appurtenances “run with the land,” meaning they remain tied to the property regardless of ownership. In practical terms, they are the legal rights and benefits that come with a property — beyond just the structure itself.

And in San Francisco, those rights often carry significant value.

Why Appurtenances Matter in San Francisco

San Francisco’s housing stock is unique. Lots are narrow. Homes are often attached or semi-attached. Views are precious. Parking is limited. Expansion potential is highly scrutinized. Many properties include shared access arrangements, condo maps, or long-standing agreements between neighbors.

Because of this complexity, appurtenances frequently shape how a property is used and how it is priced. Two homes may look nearly identical online, but subtle differences in appurtenant rights can easily mean a six-figure value swing.

Let’s walk through what that looks like in real-world San Francisco scenarios.

Air Rights and Vertical Expansion

In neighborhoods like Bernal Heights, Noe Valley, Glen Park, and Russian Hill, vertical expansion can significantly impact long-term value. Air rights refer to ownership of the vertical space above the property. If zoning allows, that space may provide the opportunity for a second-story addition, a pop-top renovation, or a rooftop deck with city views.

For example, a small Bernal Heights cottage may currently be 1,000 square feet but if the lot and zoning allow a second-story addition without restrictive easements, that development potential becomes part of the property’s value story.

Conversely, if view corridors are likely to be blocked by neighboring development, that risk can influence pricing as well. In San Francisco, future expansion potential is often priced into today’s value.

Easements and Shared Access

Easements are one of the most common appurtenances in San Francisco. An easement grants someone the right to use a portion of a property for a specific purpose. In older neighborhoods, shared driveways are a classic example. In Bernal Heights, Noe Valley, and the Sunset, it is common to see side-by-side homes with a shared driveway easement recorded decades ago.

These agreements can affect parking, fence placement, additions, and even ADU feasibility. Rear-yard access easements are also common in attached homes. A neighbor may have legal access across part of your yard to reach their backyard. That right transfers with the property — whether the current owner uses it or not.

When evaluating expansion or ADU potential in San Francisco, reviewing recorded easements is essential.

Parking Rights in Condos and TICs

Parking in San Francisco is often a major valuation driver. In condo buildings, parking may be deeded, assigned, leased, or held as an exclusive-use common area. These distinctions matter.

Consider two nearly identical condos in the Mission or Hayes Valley: One includes deeded parking and a storage locker. The other does not include parking at all.

Depending on neighborhood and price point, that difference can easily represent a $75,000 to $150,000 value gap.

In Tenancy-in-Common (TIC) properties, parking is frequently allocated through a TIC agreement rather than deeded separately. That nuance affects financing options and resale confidence. Understanding how parking rights are structured is a critical part of evaluating condo value in San Francisco.

Exclusive Use Roof, Deck, and Yard Rights

In many small San Francisco condo buildings, especially 2-unit conversions, certain areas may be designated as “exclusive use.”

For example, the upper unit may have exclusive roof rights, allowing a future deck installation. The lower unit may have exclusive yard use.

These rights are appurtenant if they are properly defined in the condo map and governing documents. If they are informal arrangements, value can become murkier. A roof with documented exclusive rights carries more predictable value than a roof shared ambiguously between owners. Clarity in documentation directly supports stronger resale pricing.

Solar Panels and Utility Agreements

Solar installations introduce another layer of nuance. If solar panels are owned outright and attached to the property, they are typically considered appurtenant improvements and transfer with the sale. If the system is leased, the buyer must assume the lease or negotiate terms. That distinction becomes a contractual matter rather than a true appurtenant right.

In escrow, these details can influence negotiations.

Development Potential and Long-Term Value

San Francisco buyers are often thinking ahead. A home with clear zoning flexibility, no restrictive easements, and documented expansion rights should command stronger interest — even if the current footprint is modest.

Conversely, a property with encroachments, unrecorded agreements, or unclear access rights can create hesitation.

Appurtenances are often the difference between:

• A property that is simply charming

• And a property that offers both charm and upside

Why This Matters for Buyers and Sellers

For buyers, understanding appurtenances protects long-term plans. If you intend to add an ADU, expand upward, or build a deck, reviewing recorded rights early is critical. For sellers, clearly identifying and documenting appurtenant rights strengthens your marketing narrative. Deeded parking, exclusive yard use, roof rights, or development potential should be presented thoughtfully and accurately.

In San Francisco real estate, the fine print often shapes the final price.

The Bottom Line

Appurtenances are the legal rights and improvements that run with the land. In San Francisco’s tightly built, highly regulated, and view-sensitive environment, those rights can significantly impact value. They influence parking, expansion potential, view preservation, yard access, condo amenities, and long-term usability.

When evaluating property in San Francisco, it’s not just about what you see, it’s about what legally comes with it.

If you’re curious how appurtenant rights affect your home’s value or future potential, a careful review of title reports, condo maps, and zoning is always a smart place to start. We are happy to help. 

Jennifer Burden & Carren Shagley are your trusted guides to San Francisco / Bay Area real estate. They will walk you through the nuances of property disclosures, deeds, and appurtenances. Reach out for a free no-obligation consultation to get started.

Further Reading

Understanding appurtenances is just one piece of navigating San Francisco real estate with confidence. If you want to go deeper into development potential, condo nuances, or long-term value strategy, these resources can help clarify what truly “comes with” a property — both legally and financially.

• How to Read San Francisco Real Estate Disclosures Like a Pro
  https://legacysfhomes.com/blog/how-to-read-san-francisco-real-estate-disclosures-like-a-pro

• Big Changes for SF Homeowners: Sell In-Law Units as ADUs
  https://legacysfhomes.com/blog/big-changes-for-sf-homeowners-sell-inlaw-units-as-adus

• Unlocking the Potential of SB9
  https://legacysfhomes.com/blog/unlocking-the-potential-sb9

• Transforming Spaces: The Rising Trend of ADUs
  https://legacysfhomes.com/blog/transforming-spaces-the-rising-trend-of-adus

• The History of In-Law Units in San Francisco
  https://legacysfhomes.com/blog/the-history-of-in-law-units-in-san-francisco

• What to Look for in Homes That Need Renovation — and What to Avoid
  https://legacysfhomes.com/blog/what-to-look-for-in-homes-that-need-renovation-and-what-to-avoid

• Prepping a Home for Sale
  https://legacysfhomes.com/prepping-for-sale

• Get a Custom Home Valuation
  https://legacysfhomes.hifello.com/lp/6807c64d16e6be002cb38fe7

If you’re unsure how easements, air rights, parking designations, or development flexibility affect your property, the team at Legacy Real Estate is always happy to help you interpret the fine print and understand the full picture.