Buying or selling in the Marina often involves big numbers, which is why closing costs and San Francisco’s transfer tax can feel like moving targets. You want a clear budget, no surprises, and a confident path to the finish line. In this guide, you’ll learn what to include in your estimate, how the city’s tiered transfer tax works, and the exact steps to get reliable figures for your specific property. Last verified November 2025. Let’s dive in.
What closing costs include
Closing costs are the fees, taxes, prorations, and adjustments needed to complete a sale. They are separate from the purchase price. If you are buying with a loan, they are also separate from your down payment.
For the Marina, most components are the same as the rest of San Francisco. The difference is scale. Higher prices can magnify certain costs in absolute dollars, especially the city’s transfer tax.
Who typically pays in San Francisco
Every purchase contract can allocate costs differently. That means many items are customary but negotiable.
- Sellers commonly pay broker commissions, transfer tax, and their escrow/title fees as designated in the contract. Sellers also pay off existing mortgages and any agreed concessions.
- Buyers commonly pay lender fees, appraisal, inspections, title and escrow fees designated to the buyer, and recording fees. Buyers also cover prepaids like homeowner’s insurance and property tax impounds.
- Always confirm the allocation in your purchase agreement and with your title or escrow officer.
How SF transfer tax works
San Francisco imposes a documentary or transfer tax on real property sales. The city uses a tiered or progressive structure, which means the rate increases at specific price thresholds. The result is a meaningful cost that rises as the sale price goes up.
Why it matters in the Marina
Many Marina homes trade at higher price points. Crossing into a higher tier can create a significant jump in dollars owed. That is why both sides should budget for transfer tax early, then confirm the exact amount once the contract price is set.
Where to confirm current rates
Rates and thresholds can change by ordinance. For the latest schedule and payment details, check the official guidance from the San Francisco Treasurer and Tax Collector. Use the city’s resources to look up the current tiers and calculate the amount due for your price point. Start with the city’s page for the official transfer tax schedule and payment guidance.
Who typically pays the tax
Payment is determined by your purchase contract. In many San Francisco transactions the seller pays, but it is negotiable. Confirm the allocation with your agent and your title or escrow officer.
Common line items to expect
Here are the categories you should review when building your budget. Amounts vary by property type, financing, and contract terms.
Transaction-wide costs
- Real estate broker commissions, usually paid by the seller and negotiated as a percentage of the sale price. Ask your agent for a written commission agreement and a sample net sheet.
- Documentary or transfer tax, customarily paid by the seller unless negotiated otherwise. Verify the rate and tiers with the San Francisco Treasurer-Tax Collector.
- Outstanding mortgage payoff for sellers, including principal, unpaid interest, and any prepayment penalties.
- Title insurance. Buyers typically pay for the lender’s policy. Allocation of the owner’s policy can vary by custom. Ask your title company for a written quote.
- Escrow and closing fees. These are itemized by the escrow holder and often scale with price.
- Recording fees. Buyers typically pay deed and loan recording; sellers may pay reconveyance fees. For filing guidance, review the San Francisco Assessor-Recorder’s recording information.
- Prorations. Property taxes, HOA dues, and utilities are prorated to the close date per the contract.
- Lender-related costs for buyers. Expect origination, underwriting, points if any, credit report, appraisal, and impounds. Your lender’s Loan Estimate and Closing Disclosure provide exact numbers for your chosen loan.
Inspections and reports
Buyers typically pay for inspections such as general home, pest/termite, and sewer lateral. In San Francisco, sewer lateral rules and certifications can apply to certain transfers. Some lenders or local requirements may call for specific compliance items. Confirm with your agent and your title officer.
Condo and HOA items
The Marina includes many condominiums and smaller associations. Sellers often pay for HOA resale packages or transfer fees. Special assessments or unpaid dues are usually addressed at closing, either paid off or prorated.
Taxes and other obligations
- Capital gains. Federal and state capital gains taxes may apply to sellers. The primary residence exclusion can help if you meet eligibility rules. Review the IRS’s guidance in Publication 523, Selling Your Home and speak with a CPA or tax attorney.
- Supplemental property taxes. California counties may issue supplemental bills on a change of ownership. These are typically addressed through prorations or post-closing billing depending on timing in San Francisco.
- Other local levies or special district fees. Your title officer can identify these during escrow.
Estimate your numbers
Use these worksheets as a framework. Replace placeholders with your actual quotes and contract terms.
Seller net proceeds worksheet
- Sale price
- Less: real estate commissions (Sale price × commission rate)
- Less: SF transfer tax (Use the current tier from the Treasurer-Tax Collector)
- Less: outstanding mortgage payoff(s)
- Less: escrow and title fees allocated to seller (get a title quote)
- Less: prorated taxes/HOA, agreed credits, and repairs
- Less: seller-side items such as attorney or CPA fees and any home warranty
= Estimated net proceeds to seller
Tips:
- Ask your agent for a written seller net sheet at your target list and probable sale prices.
- Request title or escrow to include current transfer tax tiers in the estimate.
Buyer funds-to-close worksheet
- Purchase price
- Less: earnest money deposit already paid
- Plus: buyer closing costs (lender fees, appraisal, escrow/title fees allocated to buyer, loan-related title insurance, recording fees, and transfer tax if your contract assigns it to buyer)
- Plus: prepaids and escrows (homeowner’s insurance, property tax impounds, interest from funding date to month end)
- Plus: reserves for moving, repairs, or improvements
= Estimated total funds due at closing
Tips:
- Ask your lender for a Loan Estimate at your target price so you can see itemized costs.
- Confirm title and escrow fees directly with your title officer.
How to get exact figures
You can lock in precise calculations by lining up the right documents early.
- Ask your agent: “Please provide a seller net sheet for a hypothetical sale at $X that includes commission, title and escrow estimates, and current SF transfer tax.”
- Ask your title or escrow officer: “Please send an itemized fee quote for a $X San Francisco transaction, including transfer tax per the current city schedule.”
- Ask your lender: “Please provide a Loan Estimate at $X so I can see total buyer-side closing costs.”
- For capital gains planning on larger Marina sales, consult a CPA or tax attorney.
Offer strategy and negotiations
Transfer tax allocation, commission adjustments, and closing credits are all part of offer strategy. In competitive listings, buyers should understand local custom and decide if offering to cover certain costs strengthens the bid. Sellers should model net proceeds with different concession scenarios before setting list price.
If you are negotiating at higher Marina price points, expect transfer tax to be a central discussion. Build the number into your math from the start, then confirm it with the city schedule once you have a signed price.
Marina specifics to keep in view
- High absolute-dollar transfer tax at upper tiers. The tiered structure means each jump in price can add meaningful tax dollars. Verify your tier before you finalize terms.
- Condo and HOA documents. Budget time and fees for resale packages, estoppels, and transfer charges.
- Inspections and compliance. Ask early about sewer laterals and any local compliance items that may apply to your parcel or building.
- Prorations. Expect property tax, HOA dues, and utilities to be prorated through the closing date.
Next steps
- Check the current transfer tax tiers and payment rules with the San Francisco Treasurer-Tax Collector.
- Request a written seller net sheet or buyer funds-to-close estimate from your agent.
- Get itemized title and escrow fee quotes from your escrow holder.
- Obtain a Loan Estimate from your lender if financing.
- Speak with a CPA about capital gains if your sale is high value.
If you would like a quiet, tailored plan for your Marina sale or purchase, connect with Heidi Rossi for a private consultation.
FAQs
Who typically pays San Francisco’s transfer tax in a Marina sale?
- Payment is set by the purchase contract; historically sellers often pay in San Francisco, but it is negotiable and should be confirmed with your agent and your title or escrow officer.
How do I find the exact transfer tax for my price?
- Look up your price band on the San Francisco Treasurer-Tax Collector’s transfer tax page, then multiply the applicable rate by your sale price or ask your title officer to calculate it for you.
What closing costs do Marina buyers usually pay?
- Buyers commonly pay lender fees, appraisal, inspections, title and escrow fees assigned to buyer, loan-related title insurance, recording, and prepaids such as insurance and tax impounds; review your Loan Estimate and escrow quote for exact amounts.
What closing costs do Marina sellers usually pay?
- Sellers commonly pay broker commissions, transfer tax unless negotiated otherwise, escrow/title fees allocated to seller, existing loan payoffs, and any agreed credits or repairs; confirm allocation in the purchase contract.
Are closing costs negotiable in San Francisco?
- Yes, many items are negotiable, including transfer tax allocation, commission structure, and seller credits; use these tools to craft a competitive offer or optimize net proceeds.
How do I estimate my net proceeds as a Marina seller?
- Start with your expected sale price, subtract commissions, transfer tax per the city schedule, loan payoffs, escrow/title fees, prorations, and agreed credits, then ask your agent and title officer for a written net sheet to confirm.
What tax issues should Marina sellers consider beyond transfer tax?
- Capital gains may apply at the federal and state level; review the IRS’s Publication 523 on selling your home and consult a CPA for personalized guidance.
