Are you budgeting for a move across the Golden Gate and wondering how closing costs will stack up on each side? You are not alone. The answer often comes down to a few key line items that can swing your net proceeds or cash-to-close by thousands. In this guide, you will see what costs to expect in San Francisco versus Marin, who usually pays what, and two simple examples you can use to plan. Let’s dive in.
The big difference: transfer taxes
The largest local difference between San Francisco and Marin is the transfer tax structure. San Francisco uses a progressive real property transfer tax, which increases at higher sale prices. Many Marin transactions face only the ordinary county documentary transfer fee and any applicable city-level charges. In practice, the overall transfer tax burden is often higher in San Francisco than in most Marin jurisdictions for the same price point.
Custom in both markets is for the seller to pay the transfer tax, although it is negotiable. Because transfer tax schedules can change and often vary by price tier and city, verify the exact schedule with the relevant city or county office and obtain a written estimate from your title or escrow company before you rely on specific numbers.
Who pays what at closing
Here is a quick overview of customary payment responsibilities in the Bay Area. These are common practices, not rules, and can be negotiated in your contract.
Seller usually pays
- Real estate broker commissions, commonly about 5% to 6% of the sale price
- Owner’s title insurance policy
- Transfer taxes or documentary transfer taxes
- Repairs agreed to during escrow
- Home warranty if offered
Buyer usually pays
- Loan-related costs: origination, underwriting, credit report, appraisal
- Lender’s title insurance policy
- Inspections and third-party reports
- Recording fees and mortgage recording charges
- Prepaid items: property tax prorations, homeowner’s insurance escrows, prepaid interest
- HOA transfer fees in many cases (check the association’s rules)
Split or negotiable
- Escrow or settlement fees are often split 50/50 in Northern California
- Concessions, credits, and some administrative fees can be negotiated to bridge price or timing gaps
Typical cost ranges you can budget
While every transaction is unique, these ranges are useful planning guides for Bay Area deals.
- Seller total closing costs including commissions: commonly 6% to 10% of the sale price
- Seller closing costs excluding commissions: often 1% to 3% of the sale price
- Buyer closing costs excluding down payment: typically 2% to 5% of the purchase price
Common fixed or typical dollar amounts include:
- Appraisal: $500 to $1,200
- Home inspection: $400 to $900
- Pest or termite inspection: $150 to $450
- Title insurance premium: scales with price, often in the thousands and higher for very high-end sales
- Escrow fees: several hundred to a few thousand dollars, typically split
- Recording fees: usually in the hundreds
- HOA transfer or document fees: $100 to $800
- Home warranty if provided by the seller: $300 to $800
Title insurance premiums are regulated statewide and scale with the purchase price. Ask your title company for a quote tailored to your property and loan amount.
San Francisco vs. Marin in practice
When you sell in San Francisco, the progressive transfer tax can be a material line item on top of commissions and other closing costs. Many Marin sales, by contrast, face a lighter transfer tax burden. Buyers will see many of the same categories on both sides of the bridge, but local fees and administrative charges can differ by city, HOA, and property type.
Market conditions also shape who pays what. In a competitive, seller-leaning market, buyers sometimes agree to cover costs a seller would normally pay. In a slower market, sellers may offer credits to close the gap. Your strategy should reflect the property, price band, and current supply and demand.
Example A: selling in San Francisco at $1,500,000
Illustrative, conservative estimate using common conventions. Confirm your actual numbers with title and escrow.
- Broker commissions at 5.5%: about $82,500
- Seller closing fees excluding commission: typically 1.5% to 3%, or about $22,500 to $45,000
- Note: Transfer tax can dominate the seller’s closing costs in San Francisco, especially at higher price tiers.
- Net proceeds before mortgage payoff and other liabilities: sale price minus commissions and closing fees, then subtract mortgage payoff and any liens
Example B: buying in Marin at $1,500,000 with 20% down
Illustrative, conservative estimate assuming a typical loan structure.
- Down payment: $300,000
- Buyer closing costs at 2.5%: about $37,500, which may include lender fees, lender’s title policy, escrow share, recording, prorations, and inspections
- Additional cash needed at closing: prepaid taxes, homeowner’s insurance, escrow or impound set-ups, and any HOA transfer or document fees
These examples are for planning only. Always request an itemized estimate from your escrow officer and a Loan Estimate from your lender.
HOA and condo fees to watch
San Francisco condominium buildings often provide standardized document packages, while Marin’s many smaller jurisdictions mean HOA administration practices can vary widely. Depending on the association, you may see transfer and document fees ranging from a modest flat amount to several hundred dollars. Who pays can vary by HOA and local custom, so confirm obligations early and incorporate them into your budget.
Cross-bay planning checklist
Use this step-by-step list to get accurate figures and avoid surprises.
- Verify transfer tax schedules for your specific city and price tier. Contact the local Treasurer or Recorder and ask your title company to estimate the line item for your address and price.
- Request a preliminary title quote. Title insurance premiums are regulated and quoteable.
- Ask your escrow officer for a sample Closing Disclosure or a recent settlement statement on a similar deal so you can review line-by-line charges and splits.
- Get a Loan Estimate from your lender. It will outline origination, appraisal, underwriting, credit report, and other loan fees.
- Confirm who pays owner’s title insurance and how escrow fees will be split in your contract. These are negotiable points in both markets.
- Budget both percentages and flat fees. Commissions and transfer taxes are often percentage based, while inspections, appraisals, and many HOA and recording fees are flat.
- If you are timing a sale and purchase across the Bay, plan for carry costs and logistics. Consider rent-back agreements or contingency timing to keep your moves aligned.
- For high-value properties, check whether your price tier triggers higher tax brackets, surtaxes, or special assessments that could change your closing math.
Negotiation tips for today’s market
- Tight seller market: To strengthen an offer, a buyer might agree to cover certain customary seller costs, adjust escrow timelines, or reduce contingencies.
- Balanced or buyer-leaning market: Sellers may offer closing credits or agree to pay additional fees to bridge gaps and move the deal forward.
- Use credits strategically: Credits at closing can solve for repairs identified in inspections or help offset transfer tax differences without changing the contract price.
- Confirm everything in writing: Ensure your purchase agreement clearly states who pays each fee, how escrow is split, and any credits or prorations.
Bottom line
The single biggest difference between San Francisco and Marin closing costs is the transfer tax exposure for sellers. Buyers will see many similar categories in both markets, but local fees and HOA administration can vary. If you price out commissions, transfer taxes, title, escrow, inspections, and lender fees early, you will avoid surprises and negotiate with confidence.
If you are weighing a cross-bay move or want to understand your net proceeds, reach out for tailored guidance and a clear, line-by-line estimate. For a personalized plan, connect with Daniel M. Nebenzahl and Request Your Home Valuation.
FAQs
Who pays transfer taxes in San Francisco and Marin?
- Customarily the seller pays transfer taxes in both markets, but it is negotiable and amounts vary by jurisdiction and price tier.
How much should a buyer budget for closing costs?
- Buyers typically budget 2% to 5% of the purchase price for closing costs, excluding the down payment.
How do sellers estimate net proceeds across the Bay?
- Subtract broker commissions of about 5% to 6%, transfer taxes, and 1% to 3% for other closing costs from your sale price, then subtract your mortgage payoff and any liens.
Are escrow fees always split 50/50 in Northern California?
- Often yes, but not always; splits are set by contract and local custom, so confirm with your escrow officer.
Does buying in San Francisco cost more in closing than buying in Marin?
- Many buyer costs are similar in both areas; the bigger difference is usually the seller’s transfer tax in San Francisco, which can influence negotiations and pricing.
