BUYING A HOME

Buying a home in San Francisco is an exciting and fun step in life! It's a time to explore new neighborhoods, envision your dream home, and make it a reality. I'm here to guide you through the process and make it as stress-free as possible. From finding the perfect home to negotiating the best deal in one of the most competitive markets in the world, I'm here to help you every step of the way.

The best first step is to book a call so we can go over your home buying goals. Use the link below to book and let's make your dream home a reality!

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Your Buying Journey

In this market, preparation and timing matter. Here's a breakdown of the buying process so you understand how each step builds toward a strong, competitive offer.

Step One

The first step in finding a home is getting pre-approved with a lender. My recommendation is to check rates with multiple lenders. Not all banks will offer the same rate and it is important to find what lender can offer you the best loan option. In San Francisco, this is especially important because we need to understand how your income, RSUs, bonuses, and reserves translate into buying power. If you need recommendations for loan officers that have good reputations and understand SF's unique market, I am happy to share.

Step Two

Now that we know how much you can spend, we are able to discuss what is going to suit your needs best that is within your budget! We will set up the search and you will start receiving emails. I will hand select options that I think are a good choice based on your criteria, and you can also add anything you want to see. Once we have a list going, we can start seeing the homes in person. This is a fun step! In SF, we also review disclosure packages early so you understand both the upside and any risks before we write an offer.

Step Three

We pick a house you like and we write an offer! I will write up all the paperwork and walk you through options on nuances of the offer. This is where we structure price, deposit, contingencies, and timing to match the competition and the seller's priorities. In San Francisco's competitive market, we also discuss whether to request closing costs to be covered by the seller, if needed. The offer is sent to you via DocuSign, which makes the whole process very easy.

Step Four

Once we are under contract, there are a handful of things that need to be done! I will be there to walk you through each step of the process. Here is a short checklist so you can see what the general process looks like:

Escrow is opened with title company
Executed contract is sent to the Lender
Turn in earnest money to the title company
Schedule the inspection
Request repairs (if needed)
Order the appraisal
Negotiate price if appraisal comes in lower than contracted price
Turn in any documents the lender requests
Final walkthrough
Fund loan
Record with the county
Receive keys & move in!

San Francisco Market Insights

Understanding San Francisco's real estate market requires more than just looking at listings. These articles break down the strategies, dynamics, and realities of buying in SF.

SF Reality

Why San Francisco is the Olympics of Real Estate

San Francisco's real estate market operates at an intensity level that makes it unlike anywhere else in the country. Properties regularly receive 10-20+ offers, list prices are often intentionally set 20-30% below expected sale prices, and buyers compete with all-cash offers, waived contingencies, and aggressive terms. Understanding this competitive landscape is essential before you write your first offer.

In SF, preparation isn't optional—it's the difference between winning the right home and watching it go to someone else. I help buyers understand the psychology, the data, and the strategy behind successful offers in this high-stakes environment.

Market Strategy

The List Price Illusion: Why SF Homes Sell for 20-30% Above Asking

If you're new to San Francisco real estate, you might be confused when you see a home listed at $1.2M but it sells for $1.6M. This isn't a mistake—it's intentional strategy. Many SF sellers intentionally underprice their listings to create bidding wars and maximize final sale prices.

List price in San Francisco is often marketing, not market value. We focus on recent sold comparables, not list prices, to understand what a home is actually worth. This approach helps you avoid overpaying in the heat of competition while still positioning competitively.

Essential Guide

Understanding SF's Unique Market Dynamics

San Francisco has characteristics that set it apart from other markets: TIC vs. Condo structures with different financing implications, disclosure-heavy processes where sellers provide extensive reports upfront, HOA considerations in older buildings, and off-market opportunities that can reduce competition.

We'll walk through these differences so you understand what you're buying, how it affects your financing options, and what to watch for in disclosures and HOA documents. Knowledge is your competitive advantage.

Strategy

The Contingency Game: When to Keep, When to Waive

In competitive SF offers, you'll see many buyers shortening or removing contingencies entirely. But this isn't a decision to make blindly. Loan, appraisal, and title contingencies exist for important reasons—they protect you from financial risk.

The key is understanding which risks you're taking, at what price, with what financial cushion. We assess each property individually: its disclosures, condition, and your situation to determine the right balance between competitiveness and protection.

Process

Step-by-Step: The SF Buying Process

San Francisco compresses a lot of complexity into a short timeline. From pre-approval strategy that accounts for RSUs and complex income, to early disclosure review, to offer structuring that positions you above 15+ competitors, each stage requires preparation and precision.

I guide you through a clear, predictable sequence from first conversation to keys in hand, with SF-specific context at every step. You'll always know what's happening, why it matters, and what comes next.

SF Reality

TIC vs. Condo: The Differences That Actually Matter

In San Francisco, "TIC" (Tenancy in Common) and "Condo" describe very different legal and financial structures. TICs have different financing options, shared obligations, and resale dynamics that can significantly impact your buying experience and future sale.

Understanding these differences before you fall in love with a property is critical. We'll explain financing implications, HOA structures, resale considerations, and risk factors so you make an informed decision that aligns with your goals and timeline.

Most Asked Questions

Can I buy with 10% down?

Often yes. Many buyers use 20%+ down in SF, but 10% can work with the right lender and property. The key is understanding how it affects your monthly payment, competitiveness and cash reserves.

Is it risky to waive contingencies?

Yes—because you are giving up contractual protections. The real question is which risks you are taking, at what price, with what financial cushion. We decide that together for each property.

What is a 3% deposit?

In SF, a 3% earnest money deposit is common. It is held in escrow and can be at risk if you back out for reasons not covered by your contract. We are very clear about when that risk starts.

How long does escrow take in San Francisco?

Most financed escrows close in 21–30 days; all-cash can be faster. Shorter escrows can make your offer stronger, but only if your lender and documentation truly support that timeline.

Why are homes listed below expected sale price?

Many SF sellers intentionally list low to attract multiple offers. List price is often a marketing strategy, not a reflection of true value. We focus on recent sold data to understand what a home is likely to sell for.

What's the difference between TIC and Condo?

In San Francisco, TIC (Tenancy in Common) and Condo describe very different legal and financial structures. TICs have different financing options, shared obligations, and resale dynamics. We'll walk through the differences so you understand what you're buying.