10 Hidden Rules for Selling a Home in San Francisco in 2025

by Clay Gjevre

The Unwritten Rules of Selling a Home in San Francisco

Selling a home in San Francisco isn’t just about signing a listing agreement and waiting for offers. The San Francisco housing market has its own rhythm, risks, and “unwritten rules” that don’t usually show up in the fine print—but absolutely show up in your net proceeds.

If you’re wondering how to sell a house in San Francisco without leaving money on the table—or creating headaches with your buyer, lender, or HOA—these are the practical rules experienced San Francisco real estate agents live by.

Think of this as your San Francisco home selling playbook: 10 rules + 2 exposure tips that can protect your price, timing, and sanity.

Rule 1: Read Everything (and Verify)

It’s tempting to skim or skip dense documents, especially HOA packages and long disclosure packets. Don’t.

Tiny lines about move-in fees, rental restrictions, special assessments, balcony inspections (SB-326), or timelines can cost thousands later if they’re missed.

• Ask your San Francisco real estate agent for a plain-English summary of each major document.

• Use AI tools like ChatGPT for a quick TL;DR, but always confirm key points and deadlines with your agent before you act.

• Make sure every deadline—contingencies, deposit dates, move-out, rent-back—is clear and in writing.

  
  

Rule 2: Don’t Advertise Credits Up Front

It can feel generous (or strategic) to advertise a closing credit in your remarks: “$10,000 flooring credit!”In reality, it often backfires.

Pre-promised credits can:

• Encourage buyers to write artificially high offers and then “negotiate down.”

• Create appraisal issues when the lender questions the true value.

A better approach for San Francisco home selling:

• Price based on condition.

• Let inspections happen.

• Then negotiate targeted credits tied to specific line items (like roof, windows, or plumbing) rather than vague, pre-promised giveaways.

  
  

Rule 3: Avoid Pre-Close Repairs for the Buyer

Once you’re in contract, buyers may ask for repairs. In San Francisco, where trades are busy and surprises are common, that’s risky for sellers.

Pre-close repairs can lead to:

• Scope creep (“While you’re here, can you also…?”)

• Re-inspection disputes (“This isn’t what we expected.”)

• Delays that threaten your closing timeline

Smarter move:

• Offer a closing credit so the buyer can handle repairs on their own timeline.

• If you must do work, keep it limited to clear health/safety items, with written scope and receipts held by escrow.

  
  

Rule 4: Minimize Contingencies When the Market Allows

In stronger segments of the San Francisco real estate market, clean offers win. Fewer contingencies mean fewer outs for the buyer.

That doesn’t mean being reckless. It means prepping your SF home for sale so buyers feel safe waiving contingencies:

• Pre-inspect (home, pest, sometimes roof or foundation depending on the property).

• Fully disclose known issues up front.

• Price in line with recent San Francisco real estate comps.

• Ask for pre-underwritten approvals (DU/LP), proof of funds, and clarity around any appraisal gap coverage.

  
  

In softer pockets of the San Francisco housing market, you may not be able to avoid all contingencies—but you can still limit their length and scope.

Rule 5: Don’t Change Terms After You Sign

Once you’re in contract, every change is friction: lender re-draws paperwork, appraisers and underwriters may revisit the file, and buyers can get cold feet.

If you keep changing:

• COE dates

• Credits

• Rent-back terms

• Deposit structure

…you risk re-opening negotiations or triggering buyer remorse.

Set the deal up correctly at the start:

• Clear timelines

• Strong deposits

• Defined contingency periods

  
  

Only agree to amendments when there’s a meaningful give-and-take that truly protects your outcome.

Rule 6: No “Test My Car in the Garage”

This sounds small, but it’s a real San Francisco real estate headache:

Letting buyers independently use:

• Garage doors

• EV chargers

• Gates

• Smart locks

• High-end appliances

…before closing can result in damage, arguments, or “it worked before” disputes.

Instead:

• Allow supervised demonstrations—ideally during inspections—with your agent present.

• Keep a record of what was working at that time.

  
  

Rule 7: No Early Move-Ins or “Just a Few Boxes”

A classic way to lose leverage is to let buyers move in (or move stuff in) before close of escrow.

Even “just a few boxes” or storing furniture in the garage can lead to:

• Liability issues if someone is hurt on the property

• Insurance complications

• Emotional entanglement—making it harder to hold firm if problems arise before closing

If early occupancy is truly necessary, use a formal written agreement with a deposit and daily rent. Otherwise, the safest San Francisco home selling tip is simple: no keys until the deal is closed.

Rule 8: Avoid Long Closings (Unless You’re Paid for It)

In a shifting San Francisco housing market, time is risk.

Extended closings increase the odds that:

• Buyer interest rates change

• Appraisals expire

• Life events disrupt the buyer’s plans

Aim for a 21–30 day close when possible. If a buyer wants extra time, consider:

• Per-diem charges

• Additional deposits that become non-refundable at certain milestones

This keeps pressure on the buyer to perform and protects you if the deal starts wobbling.

Rule 9: If It Matters, Put It in Writing

Handshake deals and side promises are where a lot of seller stress lives.

Common examples:

• “We’ll leave the patio furniture.”

• “We’ll clean the house before you move in… don’t worry.”

• “We’ll take care of that small repair.”

At the final walkthrough, those casual promises can turn into serious conflict.

Best practice for San Francisco home selling:

• Use the written inclusion/exclusion list in the contract.

• Put repairs or credits into a formal addendum.

• Treat every promise like it might be reviewed by an attorney later.

  
  

Rule 10: Be Careful Hiring Friends and Family

San Francisco is a relationship-driven town, and many sellers want to help a friend or family member (agent, contractor, stager, cleaner) by giving them the business.

Sometimes that works beautifully. Sometimes it makes hard conversations almost impossible.

If you hire people you know:

• Treat them as professionals first—clear written scope, deadlines, and expectations.

• Make sure they truly understand San Francisco real estate norms and timelines.

• Be honest with yourself: if they weren’t a friend, would you still choose them?

  
  

If not, it may be kinder to the relationship not to mix it with a high-stakes sale.

Exposure Tip #1: “As-Is” Is Not a Force Field

Many sellers think marking a property “as-is” means no repair requests, no credits, and no responsibility. In California, especially in older SF housing stock, that’s not how it works.

“As-is” does not:

• Cancel your disclosure obligations

• Prevent buyers from asking for credits

• Protect you from future claims if you knowingly hid an issue

Better approach:

• Pre-inspect and disclose issues clearly.

• Price the home based on its true condition.

• Limit any work you agree to do to narrow health/safety items.

  
  

Exposure Tip #2: Don’t Overuse “Coming Soon”

“Coming Soon” and off-MLS marketing can be helpful in the right dose—but too long in that status often kills your day-one buzz.

Buyers and agents may assume:

• The seller is testing the market or fishing for a number.

• Something is “wrong” with the property if it lingers pre-market.

If you use “Coming Soon” in San Francisco:

• Keep the window short.

• Have professional photos, disclosures, and pricing ready.

• Set a firm go-live date so you can capture that crucial first week of exposure on the MLS and major portals for SF homes for sale.

  
  

Should You Wait to Sell in San Francisco?

One of the most common questions is: “Should I wait to sell?”

The honest answer depends on:

• Your personal timeline and next move

• Your current loan, tax, and Prop 19 considerations

• What segment of the san francisco real estate market your home sits in (condo, TIC, single-family, luxury, etc.)

  
  

Market timing matters—but following these rules often matters more. A well-prepared, well-structured sale can outperform “perfect timing” that’s handled poorly.

If you’re asking, “What is my home worth in San Francisco?” or want tailored San Francisco real estate advice, a quick strategy conversation with a local pro can make all the difference.

Next Steps

If you’re selling a home in San Francisco in the next 6–12 months:

• Start by gathering your documents (HOA, permits, previous inspections).

• Walk through these 10 rules and note where you might be exposed.

• Talk with a San Francisco real estate agent who lives this playbook daily, not just what’s written in the listing agreement.

  
  

For a personalized plan—and a clear answer on how to sell a house in San Francisco with fewer surprises—reach out to Clay Gjevre real estate, a San Francisco top listing agent, and get a strategy tailored to your home, your goals, and today’s market.

📲 Call or Text: (415) 481-4074

📧 Email: Clay@ClayGjevre.com

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🌐 Website: https://www.claygjevre.com/

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Clay Gjevre San Francisco Realtor®

Vantage Realty 

DRE 02099237