Selling a House in San Francisco: FAQ
How do I sell my house in San Francisco?
Selling a house in San Francisco follows California's standard real estate transaction process, but with several city-specific layers. Start with a comparative market analysis to price correctly for your specific neighborhood — not just citywide averages. Prepare mandatory disclosure packages (TDS, SPQ, NHD, pest report, and lead paint disclosure for pre-1978 homes). Stage and photograph professionally. List during peak windows (February through May, or September through October). Work with an agent who has deep neighborhood knowledge and a buyer network in your specific submarket — particularly important for Victorian and historic homes where the buyer pool is specialized.
What does it cost to sell a home in San Francisco?
The major costs of selling a San Francisco home include: (1) San Francisco Real Estate Transfer Tax (RETT) — 2.50% of the sale price on homes sold between $1M and $4.99M, which represents a significant expense on most SF transactions; (2) agent commission — typically 5 to 6% total; (3) pre-sale preparation including staging, photography, inspection, and pest report; and (4) title and escrow fees. On a $1.5M sale, the transfer tax alone is approximately $37,500. Understanding your net proceeds before listing is essential — Bonnie provides a detailed net sheet as part of every seller consultation.
How long does it take to sell a house in San Francisco?
Well-priced San Francisco homes typically receive offers within 14 to 21 days of listing and close within 30 to 45 days of an accepted offer — 45 to 60 days total from list to close. Overpriced homes or those requiring significant repairs can sit for 60 days or longer before a price reduction produces activity. Pre-sale preparation — completing disclosures, inspections, and staging before the listing goes live — is the most reliable way to compress the timeline and improve offer quality when it does hit the market.
What is the San Francisco real estate transfer tax?
The San Francisco Real Estate Transfer Tax (RETT) is paid by the seller and assessed on the gross sale price. The current rate schedule: 0.75% on sales under $250,000; 1.5% on $250,000 to $999,999; 2.50% on $1,000,000 to $4,999,999; 2.75% on $5,000,000 and above. On a typical SF Victorian home selling at $1.8M, this amounts to approximately $45,000 in transfer tax. This is in addition to standard closing costs and agent commission, making it critical to account for when calculating net proceeds from the sale.
What do I need to disclose when selling my home in San Francisco?
California law requires sellers to complete a Transfer Disclosure Statement (TDS) and Seller Property Questionnaire (SPQ) disclosing known material defects and conditions. San Francisco additionally requires a Natural Hazard Disclosure (NHD). For homes built before 1978, a lead paint disclosure is mandatory. A pest report (Section 1 and Section 2) is standard in SF transactions. For Victorian and Edwardian homes — which represent a significant portion of Bonnie's sales — additional considerations include disclosure of any past structural work, original system status (electrical, plumbing, heating), permit history for renovations, and any historic landmark or conservation district designations that may affect the buyer's future use of the property.
Should I sell my Victorian home before buying another in San Francisco?
The sell-first vs. buy-first decision in San Francisco depends on your financial flexibility and market timing. Selling first provides certainty about your net proceeds and eliminates carry costs, but may require bridge housing while you search. Buying first eliminates the transition gap but requires either bridge financing or a contingent offer — which is difficult to win in a competitive SF market. For Victorian homeowners specifically, Bonnie often structures a pre-market buyer introduction approach: identifying a qualified buyer for the existing home before it lists publicly, which can allow a simultaneous close without the gap. This requires a deep buyer network — the kind built over 30 years of specialization in this property type.
