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.
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. Read more →
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. Read more →
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. Read more →
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. Read more →
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. Read more →
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. Read more →
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. Read more →
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. Read more →
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. Read more →
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. Read more →
13. What are typical closing costs and who pays what?
Buyers pay escrow and lending fees; sellers cover transfer tax (which differs by county and city). Read more →
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. Read more →
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. Read more →
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. Read more →
17. What’s the property tax rate?
Generally 1.18% of assessed value in both counties, but local assessments vary. Read more →
18. Are there buyer assistance programs?
Yes, especially in SF through MOHCD and in Marin for qualifying first-time buyers. Read more →
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. Read more →
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. Read more →
📅 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. Read more →
22. How much does it cost to sell?
Expect 6–8% of the sale price in total costs—prep, commission, staging, transfer tax, etc. Read more →
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. Read more →
24. How do I price my home right?
It takes precision. In SF, slightly underpricing can trigger competition. In Marin, accurate pricing avoids sitting. Read more →
25. What’s a Vanguard Tour?
It’s a private preview for Vanguard agents, great for pre-MLS exposure in SF. Read more →
26. What’s the broker tour schedule?
SF broker tours are Tuesday by district. Marin tours are typically Wednesday mornings. Read more →
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. Read more →
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. Read more →
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. Read more →
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. Read more →
31. What legal factors affect home sales?
Rent control in SF, zoning in both counties, and seller disclosures matter. Know your obligations. Read more →
32. Has zoning reform changed anything?
ADU laws and streamlining rules are opening up new opportunities, especially in Marin. Read more →
33. What features attract buyers?
In SF: light, layout, location. In Marin: yards, privacy, views, and natural surroundings. Read more →
34. Are insurance rates affecting prices?
Yes, rising premiums are making buyers more cautious, especially in wildfire zones. Read more →
35. How is gentrification changing values?
SF has seen dramatic shifts; in Marin, it’s subtler, but some towns are rapidly evolving. Read more →
🏛️ Market & Policy
36. How does gentrification affect supply and values?
It increases prices, reduces affordable housing, and creates long-term planning challenges. Read more →
37. Why is there a housing shortage?
Zoning restrictions, high build costs, and opposition to density in both counties. Read more →
38. How long does it take to get a permit?
SF: months to years. Marin: varies by jurisdiction, but often faster. Read more →
39. Why is building so expensive?
Labor, permitting, engineering, and land scarcity, especially near the coast. Read more →
🧰 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. Read more →
41. What should I ask before making an offer?
Ask about comps, contingencies, disclosures, and offer strategy. Context matters. Read more →
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. Read more →
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. Read more →
44. What disclosures are required?
California requires detailed forms, TDS, NHD, and local-specific addenda. Read more →
45. How do competing offers shape my strategy?
Flexibility and clean terms win. Price isn’t the only factor sellers care about. Read more →
46. What should I consider beyond price?
Transit, school districts, future developments, and neighborhood vibe all affect quality of life. Read more →
47. How will future projects impact my area?
Infrastructure, transit, and rezoning can affect value positively, or negatively. Read more →
48. What does the NAR settlement mean for me?
Commissions may be more transparent and negotiable. Ask your agent how they handle it. Read more →
49. Are buyers stepping back due to uncertainty?
Some are waiting, but serious buyers are taking advantage of less competition. Read more →
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. Read more →
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: August 2025
Author: Oliver Burgelman, Real Estate Broker | San Francisco & Marin
