A working broker's guide to San Francisco's transfer tax in 2026: the current tiered rates, who actually pays at the closing table, the exemptions worth knowing, what it costs in real dollars across San Francisco price points, and the tax "cliffs" that can swing a bill by six figures.
San Francisco charges a documentary transfer tax when a deed is recorded, and it is one of the steepest in California. The rate climbs on a tiered schedule from 0.5% to 6%, and the rate for your price tier applies to the entire sale price, not just the slice above each threshold. That second point is the one that surprises people. On residential sales, the seller customarily pays. On a multimillion-dollar San Francisco sale, that makes transfer tax one of the largest single line items on the closing statement, and it comes straight out of net proceeds.
San Francisco transfer tax calculator
Pick a sale price to estimate the San Francisco transfer tax. Because the city applies the tier rate to the full price, the bill jumps sharply each time a sale crosses $5M, $10M, or $25M.
Quick estimate
Estimate only. The tier rate applies to the full sale price; tax is computed at $2.50–$30.00 per $500 of value and collected at recordation. For a price between these points, multiply your sale price by the tier rate shown. Confirm the exact figure with your escrow officer.
What the San Francisco transfer tax is
San Francisco's documentary transfer tax is charged when a deed that transfers real property is recorded. The San Francisco Treasurer & Tax Collector administers it, and the tax is based on the consideration shown on the deed, which is usually the sale price plus any debt the buyer assumes.
Unlike many California counties that charge a flat $1.10 per $1,000 (0.11%), San Francisco uses a tiered rate schedule, and higher-priced transfers fall into much higher tiers. The tax is due at recordation and is typically collected by the title or escrow company at closing.
San Francisco transfer tax rates in 2026
Here is the current tiered schedule. The rate for your tier applies to the full sale price, not marginally. A $5,000,000 sale isn't taxed at 0.75% on the first $5M and 2.25% on the rest; the entire $5,000,000 is taxed at 2.25%.
Sale price | Rate per $500 | Effective rate |
|---|---|---|
$100 – $250,000 | $2.50 | 0.50% |
$250,001 – $999,999 | $3.40 | 0.68% |
$1,000,000 – $4,999,999 | $3.75 | 0.75% |
$5,000,000 – $9,999,999 | $11.25 | 2.25% |
$10,000,000 – $24,999,999 | $27.50 | 5.50% |
$25,000,000 and above | $30.00 | 6.00% |
Proposition I on the November 3, 2026 ballot
Proposition I does not change the combined rate at any price tier. For sales of $10 million and above, it cuts the existing rate in half and adds a new House SF tax at the same amount, so the combined rate stays 5.50% from $10M to $25M and 6.00% at $25M and above. The new portion goes to a dedicated fund for affordable housing and tenant protections. The one case where a seller would pay less: the House SF portion does not apply to the first sale of a newly built property with four or more homes, within five years of its certificate of occupancy. Sales under $10 million are not affected.
Who pays the tax in practice
Legally, the party recording the deed is responsible for paying the tax at the time of recording. In everyday San Francisco residential transactions, the seller customarily pays the transfer tax.
This is negotiable in the purchase agreement. Some deals split the tax, and in certain situations a buyer may agree to cover it, which is more common in competitive markets or with new construction. Your title or escrow officer calculates the exact amount and collects it at closing according to the contract.
Watch the tax "cliffs" at $5M, $10M, and $25M
Because the tier rate applies to the entire price, crossing a threshold by even a dollar can cost tens or hundreds of thousands. A sale at $4,999,999 is taxed at 0.75% (about $37,500). A sale at $5,000,000 is taxed at 2.25% ($112,500), roughly $75,000 more for one extra dollar of price.
For sellers pricing near a threshold, this matters. There's no advantage to listing at exactly $5,000,000 versus $4,995,000 once you account for the tax cliff; the marginal dollars above the line are extraordinarily expensive. It's worth modeling with your agent before you set a list price.
What your transfer tax would be: real-dollar examples
These figures apply the official tier rate to the full sale price. They show transfer tax only; your full net sheet will also include commission, escrow and title fees, prorations, and any mortgage payoff.
Sale price | Tier rate | SF transfer tax |
|---|---|---|
$2,000,000 | 0.75% | $15,000 |
$3,500,000 | 0.75% | $26,250 |
$5,000,000 | 2.25% | $112,500 |
$8,000,000 | 2.25% | $180,000 |
$12,000,000 | 5.50% | $660,000 |
Many San Francisco homes sell in the $1M–$5M tier, and sales in neighborhoods such as Pacific Heights and Presidio Heights regularly reach the $5M–$10M tier, so transfer-tax planning is rarely trivial. Pair this with your property tax estimate and the rest of your selling costs to see the full picture of your net proceeds.
Common exemptions and credits
Some transfers may qualify for exemptions, subject to current rules and required documentation. Common examples in San Francisco include:
Exemptions usually require filing an affidavit or claim of exemption with the deed, which your title company can prepare. Two things to keep in mind. A transfer-tax exemption does not automatically avoid property-tax reassessment, and some transfers, such as parent to child, may need a separate exclusion filing with the assessor. And if a buyer assumes a mortgage or other debt, that can affect the consideration used to compute the tax.
Seller checklist
Why this matters for trade-up buyers
If you plan to roll your sale proceeds into your next home, the transfer tax reduces the cash available at close, because it's collected at recordation of your sale. Coordinate escrow timelines, rent-backs, or bridge financing with your lender and agent so the numbers line up. For a fuller walkthrough, see the move-up buyer's strategy guide and the complete seller's guide for SF & Marin.
"Oliver anticipated any possible interfering factors and communicated with us consistently and clearly. For potential buyers or sellers he is the definitive choice."
Craig C. · Seller Represented · San Francisco
Frequently asked questions
What is the San Francisco transfer tax rate?
San Francisco charges a tiered documentary transfer tax from 0.50% to 6.00% of the sale price. Residential sales typically fall in the 0.68% ($250K–$1M), 0.75% ($1M–$5M), or 2.25% ($5M–$10M) tiers. The rate for your tier applies to the entire sale price, not just the amount above each threshold.
Who pays the transfer tax in San Francisco?
By local custom the seller pays on residential deals, though the purchase contract can assign payment to either party or split it. The party recording the deed is legally responsible at recordation.
How much is transfer tax on a $3 million home in San Francisco?
A $3,000,000 sale falls in the $1M–$5M tier at 0.75%, so the transfer tax is about $22,500, collected at closing.
How much is transfer tax on a $6 million home in San Francisco?
A $6,000,000 sale falls in the $5M–$10M tier at 2.25%, so the transfer tax is about $135,000. Crossing the $5M threshold triples the effective rate, which is why sellers near that line should model carefully.
Why does the rate jump so much over $5 million?
San Francisco applies each tier's rate to the full sale price. A sale at $4,999,999 is taxed at 0.75% (about $37,500), while a sale at $5,000,000 is taxed at 2.25% ($112,500), roughly $75,000 more for one extra dollar. These cliffs sit at $5M, $10M, and $25M.
Does Proposition I change the San Francisco transfer tax?
Not the combined rate. Proposition I on the November 3, 2026 ballot splits the rate on sales of $10 million and above into the existing tax and a new House SF tax at half the rate each, so the combined rate stays 5.50% or 6.00%. The exception is the first sale of a qualifying newly built property with four or more homes, which skips the House SF portion. Sales under $10 million are not affected.
When is the transfer tax due and who collects it?
It is due when the deed is recorded. Your title or escrow company calculates the amount and pays it at closing from collected funds.
Are there exemptions or credits available?
Some transfers may qualify, including transfers between spouses, certain estate-related transfers, qualifying corporate reorganizations, and transfers with no change in beneficial ownership, such as a revocable trust with the same beneficiary. Documentation is required and must be verified with your title company.
Can transfer tax be negotiated in the purchase agreement?
Yes. While sellers usually pay in San Francisco, the parties can negotiate who covers it or split it, especially in higher-priced transactions.
Thinking about selling in San Francisco?
Transfer tax is one piece of your total cost of selling. Here are the three places I'd point you first.
Two ways to take the next step
No pressure, no obligation. Pick whichever feels right.
Rates reflect the San Francisco transfer tax schedule in effect as of October 2026 (source: SF Treasurer & Tax Collector) and are provided for general guidance only. Confirm your exact figure with your escrow officer. This is not tax or legal advice.
