San Francisco & Marin Real Estate FAQ: 50+ Questions Buyers and Sellers Ask
Welcome to your definitive guide to buying and selling homes in San Francisco and Marin County. Whether you're navigating a condo purchase in the city or preparing to list a family home in Marin, this FAQ hub is designed to answer your most important questions with clarity and local insight.
Each question below includes a concise answer and links to a full, in-depth article. The content is tailored to reflect the unique dynamics of both markets. Bookmark this page, it's updated regularly to reflect current market conditions, policy changes, and real-time buyer and seller behavior.
🏡 Buying in San Francisco & Marin
1. What is the home buying process in SF or Marin?
From pre-approval to close, the core steps are the same, but timelines, competition, and norms differ slightly. SF typically moves faster, while Marin allows for a more relaxed pace...sometimes.
SF & Marin home buying guide →
2. How long does the Bay Area home buying process typically take?
Anywhere from 2 to 8 weeks depending on market activity. In SF, offers move quickly; in Marin, buyers often have more breathing room. Bay Area buying timeline →
3. How do I know which mortgage loan is right for me?
Most buyers in both counties use conventional or jumbo loans. FHA is rare due to price points. Your lender and agent can help tailor your options, but I'm happy to get on a call and walk you through options. Read more →
4. What are current mortgage rates in the Bay Area and are homes affordable?
Rates are dynamic, but affordability varies more by location, SF prices remain high; Marin offers better space and value in some areas. Choosing a mortgage loan →
5. Is renting or buying better right now?
Depends on your time horizon. Buying in SF or Marin offers long-term benefits, but renting may make sense for short-term flexibility. Rent vs buy in SF & Marin →
6. How much do you need for a down payment?
20% is standard, but options exist with 10% or less. Competitive markets often favor stronger financing in both SF and Marin. Down payment requirements →
7. Can I buy without a real estate agent, and what are the pros/cons?
Technically yes, but you'll lose market insight, off-market access, and expert negotiation, especially in complex markets like these. Buying without an agent →
8. What questions should I ask a real estate agent?
Ask about experience in your specific neighborhoods, competitive strategies, and how they handle bidding wars and off-market opportunities. Questions to ask your agent →
9. How do I choose the best agent for SF or Marin?
Look for a track record in your target area, responsiveness, and strategic depth. The right agent will adapt to the tempo of each market. Choosing the best SF & Marin agent →
10. What neighborhoods are best for first-time buyers?
In SF: Outer Sunset, Excelsior, Visitacion Valley, Ingleside, Outer Parkside. In Marin: San Rafael, Novato, and parts of Fairfax offer value and community. First‑time buyer neighborhoods →
11. Should I look below my max budget to prepare for bidding wars?
Yes, especially in SF where overbids are common. Marin has fewer bidding wars, but it's still wise to have room to move. First‑time buyer neighborhoods →
12. What are current market trends, buyer’s or seller’s market?
SF is more balanced than it was, but quality homes still move fast. Marin remains competitive for well-prepared listings. Current SF & Marin market trends →
13. How Much Are Closing Costs in California for Buyers? A Guide for San Francisco & Marin Homebuyers
Buyers pay escrow and lending fees; sellers cover transfer tax (which differs by county and city). Closing costs for SF & Marin buyers →
14. What contingencies are common in offers?
Inspection, appraisal, and financing, though sometimes, in some markets, these are waived in SF. In Marin, contingencies are more common and sometimes expected. Offer contingencies explained →
15. What’s the average DOM and how does it impact strategy?
In SF, 10–14 days is typical for hot homes. Marin homes may stay on longer, giving buyers more time but increasing price sensitivity. Average DOM explained →
16. How do HOA fees and assessments affect condo buying?
HOA dues in SF can be high and affect loan approval. Marin condos often have lower dues but fewer amenities. Always review financials. HOA fees & assessments →
17. What’s the property tax rate?
Generally 1.18% of assessed value in both counties, but local assessments vary. SF & Marin property tax rates →
18. Are there buyer assistance programs?
Yes, especially in SF through MOHCD and in Marin for qualifying first-time buyers. Buyer assistance programs →
19. Are new homes cheaper than resale?
Rarely in SF. In Marin, new developments may offer incentives, but often carry HOA and Mello-Roos fees. New homes vs resale prices →
20. What’s happening with downtown SF condos and Marin developments?
Downtown SF condos are still recovering; in Marin, demand for new builds is steady but limited. SF condos & Marin developments update →
📅 Selling in San Francisco & Marin
21. What’s the best month to sell?
Spring and early fall are strongest in both markets, though Marin can benefit from summer buyers relocating before school starts. Best month to sell →
22. How much does it cost to sell?
Expect 6–8% of the sale price in total costs—prep, commission, staging, transfer tax, etc. Cost of selling your home →
23. Do I need to stage my home?
Yes, in most cases staging pays off in both San Francisco and Marin. Buyers expect it in SF; in Marin, it helps differentiate. Home staging in SF & Marin →
24. How do I price my home right?
It takes precision. In SF, slightly underpricing can trigger competition. In Marin, accurate pricing avoids sitting. Pricing your home correctly →
25. What’s a Vanguard Tour?
It’s a private preview for Vanguard agents, great for pre-MLS exposure in SF. What is a Vanguard Tour? →
26. What’s the broker tour schedule?
SF broker tours are Tuesday by district. Marin tours are typically Wednesday mornings. Broker tour schedule →
27. Can I sell FSBO, and what’s required?
Yes, but disclosure rules and liability risks are high. Most FSBO sellers eventually hire an agent. Selling FSBO tips →
28. How do I prep my home to sell fast?
Declutter, stage, photograph, and price strategically. Buyers in both markets move fast when homes shine. Preparing your home to sell →
29. How does Days on Market affect perception?
DOM is critical in SF; long days suggest overpricing. In Marin, a longer DOM is more common—but still watch the clock. DOM and buyer perception →
30. What’s the best way to market a home in SF or Marin?
Tailored media, agent networks, open houses, and digital campaigns that reflect the property’s character and location. Home marketing strategies →
31. What legal factors affect home sales?
Rent control in SF, zoning in both counties, and seller disclosures matter. Know your obligations. Legal factors in home sales →
32. Has zoning reform changed anything?
ADU laws and streamlining rules are opening up new opportunities, especially in Marin. Zoning reform impact →
33. What features attract buyers?
In SF: light, layout, location. In Marin: yards, privacy, views, and natural surroundings. Features that attract buyers →
34. Are insurance rates affecting prices?
Yes, rising premiums are making buyers more cautious, especially in wildfire zones. Insurance rates & home prices →
35. How is gentrification changing values?
SF has seen dramatic shifts; in Marin, it’s subtler, but some towns are rapidly evolving. Gentrification & property values →
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🏛️ Market & Policy
36. How does gentrification affect supply and values?
It increases prices, reduces affordable housing, and creates long-term planning challenges. Gentrification impact on supply →
37. Why is there a housing shortage?
Zoning restrictions, high build costs, and opposition to density in both counties. Reasons for housing shortage →
38. How long does it take to get a permit?
SF: months to years. Marin: varies by jurisdiction, but often faster. Permit timelines in SF & Marin →
39. Why is building so expensive?
Labor, permitting, engineering, and land scarcity, especially near the coast. Why building costs are high →
🧰 Strategy & Context
40. Why work with a buyer’s agent?
You gain access, leverage, and protection, especially valuable in competitive SF or fast-moving Marin. Benefits of a buyer’s agent →
41. What should I ask before making an offer?
Ask about comps, contingencies, disclosures, and offer strategy. Context matters. Questions before making an offer →
42. How do agents negotiate in this market?
Experience, positioning, and communication matter more than ever, know the right way to follow up to stay top of mind, especially with multiple offers. Negotiation strategies →
43. Are offers still competitive?
Yes, but it depends on the price point and location. Marin homes under $2M often see more action than SF condos. Offer competitiveness →
44. What disclosures are required?
California requires detailed forms, TDS, NHD, and local-specific addenda. Required disclosures →
45. How do competing offers shape my strategy?
Flexibility and clean terms win. Price isn’t the only factor sellers care about. Strategy for competing offers →
46. What should I consider beyond price?
Transit, school districts, future developments, and neighborhood vibe all affect quality of life. Considerations beyond price →
47. How will future projects impact my area?
Infrastructure, transit, and rezoning can affect value positively, or negatively. Impact of future projects →
48. What does the NAR settlement mean for me?
Commissions may be more transparent and negotiable. Ask your agent how they handle it. NAR settlement implications →
49. Are buyers stepping back due to uncertainty?
Some are waiting, but serious buyers are taking advantage of less competition. Buyer behavior amid uncertainty →
50. What are the long-term benefits of owning in SF or Marin?
Equity growth, tax benefits, lifestyle freedom, and stability in high-demand regions. Controlling where you live is one of the most powerful ways to shape your future. Long‑term benefits of ownership →
This FAQ hub is part of our San Francisco & Marin Real Estate Knowledge Center. Each answer links to a deep-dive article. Whether you're planning your next move or just starting to explore, this page is designed to serve both people and search engines with clarity and authority.
Last updated: November 2025
Author: Oliver Burgelman, Real Estate Broker | San Francisco & Marin
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Oliver Burgelman
Vanguard Properties
📞 415.244.5846
CA DRE #01388135
