San Francisco · Selling Your Home
Selling Your Home in San Francisco
Most agents list your home and hope. I market it every minute of the day, and I read your home's real condition before problems become surprises.
Selling Your Home in San Francisco, What You Get
San Francisco has three City steps at sale, and I handle each one with you. The transfer tax is charged in tiers by the sale price. Before the sale closes, the home needs an inspection under the City's Residential Energy and Water Conservation Ordinance: a City-certified inspector checks it, any required basic energy and water items are installed, like low-flow toilets and showerheads, and a certificate of compliance is issued. And the buyer receives the City's 3R report, the building's permit history, and signs it.
The real work is pricing your home against the right comparable sales, and preparing it so buyers see its strengths.
Curious what your home is worth?
Get a real number for your specific street. No obligation.
Get My Free Home ValueOr call/text (415) 722-0472
Or read how we do it, step by stepWhy San Francisco Sellers Choose Tanja Odzak
I've run weekly video marketing on East Bay real estate for almost seven years, so a San Francisco listing of mine goes live in front of an audience that already knows me.
I'm a Master Certified Negotiation Expert, a credential under 0.1% of agents nationwide hold. I once told an East Bay seller her home would sell for more than she believed. It sold well above asking. That same push goes into every San Francisco listing.
Our Selling Your Home Process in San Francisco, What to Expect
We start with your home and your timeline. I pull comps for your type of property, since a Sunset house, a Noe Valley flat, and a SoMa condo each sell on their own terms, and I walk the house with you to decide what's worth fixing. We order the 3R report and book the energy and water inspection early, so any required items are in before escrow opens.
Then come photography, video, and marketing, and MCNE negotiation when offers arrive. The full method is on how I sell a home.
Local Context & Proof for San Francisco
In San Francisco, value follows property type, condition, and parking as much as size and location. For a recent snapshot, 104 single-family homes closed in San Francisco in September 2026: a median price of $2,187,500 and a median of 12 days on the market, against $1,304,000 and 14 days for condos and townhomes (source: Bridge MLS).
Frequently Asked Questions
What is the transfer tax when I sell in San Francisco?
San Francisco's city and county are one government, so there is one transfer tax, charged in tiers on the whole price: 0.68% for a sale from $250,000 to under $1 million, 0.75% from $1 million to under $5 million, and 2.25% from $5 million to under $10 million. Higher tiers apply above that. I include it in your net proceeds estimate.
What is the energy and water inspection?
Before a residential sale closes, a City-certified inspector checks the home for basic energy and water measures, such as toilets that use 1.28 gallons per flush or less, low-flow showerheads and faucets, repaired leaks, along with basic energy measures. Anything missing is installed, and a certificate of compliance is issued. It applies to houses, multi-unit buildings, and each condo sold.
What is the 3R report, and who orders it?
The Report of Residential Building Record shows the building's authorized use and building permit history. The seller or the seller's agent orders it from the Department of Building Inspection and delivers it to the buyer, who signs it before closing. I order it as soon as we decide to list.
What other disclosures apply when I sell in San Francisco?
California's standard disclosures, including the natural hazard disclosure, which covers earthquake and liquefaction zones. Homes built before 1978 need the lead-based paint disclosure. Condos and TICs add the association or TIC documents, and a rented unit adds its lease and tenancy details.
How much does it cost to sell a home in San Francisco?
Costs include agent compensation, which is negotiable and which we agree on in writing before listing, the transfer tax, the energy and water inspection and any required items, escrow and title fees, and any prep or repairs. I give you a written net proceeds estimate before you decide anything.
Does parking change what my home is worth?
Often, yes. A garage or a deeded space can add real value in San Francisco, especially for a condo, where many units have none. I adjust the comps for it so your price reflects what you are actually selling.
Should I get a pre-listing inspection on my San Francisco home?
Usually yes, especially in an older building. Knowing what an inspector will find lets us fix it or price for it before a buyer uses it to negotiate.
Curious what your home is worth?
Get a real number for your specific street. No obligation.
Get My Free Home ValueOr call/text (415) 722-0472
Or read how we do it, step by stepSan Francisco
What selling your home looks like in San Francisco
San Francisco sits just across the Bay, a compact 7-by-7-mile city surrounded by water on three sides, its hills giving almost every neighborhood its own microclimate and its own view.
San Francisco sits just across the Bay, a compact 7-by-7-mile city surrounded by water on three sides. Its hills give almost every neighborhood its own microclimate and its own view, of the Bay, the ocean, or the skyline, which is a big part of why the city reads so differently block to block.
San Francisco's neighborhoods range from dense districts of apartments and condos close to downtown to long rows of single-family homes out toward the ocean, each with its own architecture, from Victorian flats to 1930s Sunset District houses.
- The homes
- San Francisco's housing stock is dense and varied: Victorians and Edwardians in the older neighborhoods, 1920s to 1940s row houses in the Sunset and Richmond, mid-century and modern condos in newer developments, and a large share of the market made up of condos, TICs, and multi-unit buildings rather than single-family homes.
- Why people choose it
- Whether you're weighing a San Francisco condo against a house in the East Bay, or selling a San Francisco property you've owned for years.
The method
