San Francisco Condo Market
San Francisco Seller Net Sheet

Calculate payout from your condo sale

See your exact net proceeds at every price point. Every San Francisco closing cost line item, real transfer tax brackets, and a head-to-head Condo Market (3%) vs. Traditional (5%) commission comparison — calibrated against actual SF closing data.

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Tim McMullen · Broker · CA DRE #02016832 · McMullen Properties LLC
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What will you actually pocket?

Drag the slider. Every line item updates live.

Your sale price $950,000
$500K$3M
Recommended
Condo Market
3% total listing fee · discounted escrow
Total commission (3%)—
SF transfer tax—
Escrow (discounted)$1,200
Photos & marketingPaid by your agent
All other costs$5,688
Net before mortgage—
Traditional Brokerage
5% total commission · standard escrow
Total commission (5%)—
SF transfer tax—
Escrow (avg SF)$1,800
Photos & marketing$1,000
All other costs$5,688
Net before mortgage—
Your Savings With Condo Market
—
More money in your pocket vs. traditional brokerage at this price.

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Line By Line

Every San Francisco condo closing cost

Calibrated against a real 2025 First American Title net sheet from a $1.48M SoMa closing.

Line itemTypicalNotes
Listing commission2–2.5% of sale priceTraditional SF: 2.5%.
Buyer-agent commission2–2.5% of sale priceOffered to keep listing competitive post–NAR settlement.
SF Real Property Transfer Tax0.5–6% (bracketed)See bracket table below. Largest non-commission cost.
Escrow fees$1,200–$1,800Condo Market preferred-rate: $1,200. Avg SF: $1,800.
Natural Hazard Disclosure (NHD)$143Required SF disclosure report.
Recording + Notary$95$20 notary + $75 SB-2 affordable housing recording fee.
Pest control inspection$350Standard SF condo seller-provided report.
Mortgage reconveyance fee$45Processing fee when paying off existing loan.
Payoff statement (demand) fee$30Charged by your lender for the written payoff figure.
Home warranty (offered to buyer)$425Optional, but a common buyer incentive in SF condo deals.
Staging$3,000–$6,000Typical 6–8 week SF condo staging. Default: $4,000.
Pre-list marketing + photo$0 with Condo MarketPhotography, floorplans, drone and copy are paid by your Condo Market agent. Traditional sellers typically pay $500–$1,500.
Pre-list inspections$400–$800Property + roof + sewer. Default: $600.
Title insurance (owner's policy)$0 to sellerIn SF, buyer typically pays owner's CLTA policy.
HOA transfer + document fees$0 to sellerPaid by buyer or handled outside seller escrow in SF condos.
Mortgage payoffvariesYour remaining loan balance + ~14 days of interest. Exact figure from lender.
Prorated tax credit (or debit)±$0–$2,000Depends on close date relative to property tax fiscal year (July 1 / Dec 10 / April 10).
Tenant buyout (if occupied)$20,000–$30,000+SF Rent Board–filed buyout. Strict 45-day filing + disclosure rules. Discuss with agent.
Source: First American Title 2025 SF condo closing data + SF Office of the Assessor-Recorder transfer tax schedule.
SF Transfer Tax

Real Property Transfer Tax brackets

San Francisco's transfer tax is bracketed, not a flat rate. Your bracket is the one your full sale price falls into.

Sale priceRate per $500Effective %Example tax on $1M
$100K – $250K$2.500.50%—
$250K – $1M$3.400.68%$6,800 at $1M
$1M – $5M$3.750.75%$7,500 at $1M
$5M – $10M$11.252.25%— (Prop I)
$10M – $25M$27.505.50%— (Prop I)
$25M+$30.006.00%— (Prop I)
Us vs Them

Condo Market vs Traditional

Same San Francisco line items on both sides. The savings come from commission structure and our negotiated escrow rate.

Condo Market

3% total commission · $1,200 escrow
  • 3% total listing fee
  • $1,200 preferred-rate escrow
  • Photography and marketing paid by your agent
  • SF condo specialist — every claimed building, every comp
  • Free seller dashboard with saved scenarios
  • Branded PDF net sheets on demand
  • Direct line to Tim McMullen, principal broker

Traditional Brokerage

5% total commission · $1,800 escrow
  • 5% total commission
  • Standard SF escrow rate
  • Generalist agent across property types
  • No dedicated seller tools or dashboard
  • PDF net sheets typically only at offer review
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Beyond a public calculator

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Claim your unit at any of 70+ SF luxury buildings. Estimates use your building's actual comp data and HOA structure.

FAQ

Common questions

What are closing costs for a condo seller in San Francisco?
Typical SF condo seller closing costs run 4–7% of the sale price. The biggest line is real estate commission (3–6%), followed by the SF Real Property Transfer Tax (0.5–6% based on a bracketed scale), escrow fees ($1,200–$1,800), and smaller items like NHD ($143), recording/notary ($95), pest control ($350), and mortgage reconveyance fees if you have a loan.
How much is the San Francisco transfer tax?
SF Real Property Transfer Tax is bracketed: $2.50 per $500 under $250K, $3.40 per $500 from $250K–$1M, $3.75 per $500 from $1M–$5M, $11.25 from $5M–$10M (Proposition I), $27.50 from $10M–$25M, and $30.00 above $25M. On a $1M sale that's $7,500.
Who pays title insurance in a San Francisco condo sale?
In SF condo transactions, the buyer typically pays for owner's title insurance — a regional convention that differs from Southern California where sellers traditionally pay. Our calculator reflects standard SF practice and shows $0 for title insurance on the seller side.
Do I have to offer a buyer's agent commission?
After the August 2024 NAR settlement, sellers are not required to offer buyer-agent commission. In practice, most successful SF condo sales still include a buyer-agent fee — usually 2–2.5% — because it keeps the listing competitive with buyers under written representation agreements. Our default offers 2%.
What if I'm selling a condo with a tenant in place?
If your condo is tenant-occupied and you want to deliver vacant (which usually nets significantly more), you'll likely negotiate a tenant buyout under SF Rent Board rules. Typical buyouts: $20,000–$30,000 depending on tenancy length, household members, and protected status. Must be filed with the SF Rent Board within 45 days. Discuss in detail with your agent.
How accurate is this calculator?
Every line item is calibrated against real SF condo closing data — including a 2025 First American Title net sheet for a $1.48M SoMa sale. Transfer tax brackets pulled directly from SF Office of the Assessor-Recorder. The largest variable is your mortgage payoff (your lender provides the exact figure ~14 days before close) and any prorated tax credit/debit at close.
How much does Condo Market charge to sell my condo?
Condo Market charges a 3% total listing fee. The traditional SF model is 5% total commission. On a $1M sale, savings are $21,600 vs traditional, including our negotiated escrow rate and photography and marketing paid by your agent.
Can I save my scenarios or download a PDF net sheet?
The public calculator on this page is for quick estimates. To save unlimited scenarios, download branded PDF net sheets, and tie estimates to specific units you own, sign up for a free Condo Market account. All net sheet features are included at no cost.

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