Sell My House Fast in San Francisco, CA — We Buy Houses
Request a cash offer today with your address, condition and timing. We buy houses San Francisco Bay Area owners want to sell in their current condition, without repairs or agent commissions. Review written terms, confirm authority and choose an available closing date before accepting.
Direct Purchasing • Written Terms • Your Choice
(866) 651-6617 CLICK TO CALL NOW FOR A FAST, NO OBLIGATION CASH OFFERAn initial offer may be available within 10 minutes when enough house information is available. Final terms follow a house review. A closing in as little as five days depends on clear title, signing authority, escrow readiness and an available recording day.
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Talk with trusted real estate professionals from MyHouseIntoCash to buy your house fast. We handle all the paperwork and tailor a hassle free closing process to fit your moving plans.
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SF, CA Market Watch
The city’s real estate market is very competitive in the supplied Redfin housing-market overview: all home types, three months ending August 2026, accessed October 6 and checked October 7, 2026.
These closed-sale benchmarks are not a cash-purchase valuation. Market time is distinct from escrow duration and the day proceeds become available.
Strong market trends make a supported listing worth comparing with a direct cash offer. For a building with unfinished seismic work or exterior wood findings, market research should use comparable condition and obligations. Our offer-calculation guide explains which assumptions to ask cash buyers to show.
Sell It Exactly as It Sits in San Francisco
We buy houses as is, with the disclosed condition accepted in writing. You can sell your house before arranging the agreed preparation work. Share any 3R report, retrofit records and exterior-attachment findings so the proposal explains what the purchaser accepts.
Skip interior touch-ups and exterior repainting.
Leave stained carpets, worn hardwoods or cracked tile.
We buy with active leaks, missing shingles or aged roofs.
Avoid professional staging and decluttering costs.
Take only what you want; leave unwanted furniture, trash and clutter behind.
Skip open houses, lockboxes and disruptive walk-throughs.
A purchase accepting current condition does not remove applicable disclosure duties, covered-sale 3R requirements or remaining retrofit obligations. Confirm accepted work and possession terms before relying on the policy.
Selling a House in San Francisco’s Neighborhoods
A garage-level opening, a wood deck and a parcel on susceptible fill call for different reviews. These planning sources establish housing patterns; the seller scenarios are illustrative choices, not measured motives or defect frequencies.
| Neighborhood / District | Housing Profile | Common Challenges We Resolve | Seller Scenario |
|---|---|---|---|
| Sunset District | 1925–1950 builder tracts, often compact houses above integrated garages; Period Revival, Streamline Moderne and Minimal Traditional designs. | Review garage-level lateral bracing and flat or low-slope roof maintenance. The planning survey establishes housing patterns, not a defect rate. Retrofit engineers’ account ↗ | Illustrative choice: compare qualified maintenance bids with a purchase accepting the disclosed work, especially when handling an estate. |
| Marina District | 1920s–1930s single- and multifamily buildings, frequently two or three stories over garages, with stucco-clad Mediterranean and Spanish influences. | USGS documented localized liquefaction and settlement on artificial fill in 1989. Check the parcel and reports rather than assume a current foundation defect. USGS study ↗ | Illustrative choice: weigh a site-specific investigation and repair plan against a purchaser’s written acceptance of the same findings. |
| Mission Dolores | Pre-1906 survivors and post-earthquake wood-frame flats, including Edwardian and Classical Revival designs with bay windows and raised basements. | An open or weak ground story warrants seismic evaluation. A raised basement alone does not establish a defect or mandatory-retrofit eligibility. Existing Building Code ↗ | Illustrative choice: establish retrofit status and permit history before comparing preparation work with a direct purchase. |
Structural and Exterior Condition Review
The Sunset historic survey and Mission Dolores context statement document pre-1906 survivors, post-earthquake rebuilding and 1920s–1950s expansion. Older low-rise flats and narrow multifamily buildings include wood framing; stucco and wood finishes do not prove the structural material. These are documented eras and forms, not a citywide median age or material distribution.
Soft story: concentrated earthquake deformation
Practicing retrofit engineers describe older wood-frame multifamily buildings with large garage or storefront openings and inadequate ground-story lateral resistance. A weaker or more flexible level concentrates deformation and shear demand during shaking, potentially leading to severe displacement or collapse. Wide open bays and few ground-floor walls are screening clues; weakness can exist without visible cracks.
The mandatory program concerns qualifying pre-1978 buildings with at least five units and specified height, as detailed in the Existing Building Code. Review public building-status records and completed permits with a qualified professional. This is an era-specific concern; prior retrofit work changes individual risk. Unresolved engineering may affect price or buyer credits, but program inclusion does not establish an insurance denial.
Exterior wood: moisture and connection deterioration
Weather-exposed decks, balconies, stairs and landings can retain moisture. Repeated wetting permits fungal decay in wood and deterioration at connections, reducing load-carrying capacity. Soft wood, loose rails, sagging members or stained connections warrant inspection; concealed damage may not be visible.
For covered buildings, Housing Code § 604 compliance and DBI’s exterior-attachment safety guidance make inspection evidence relevant to the transfer discussion. Exposure and maintenance vary by building; no unusually high citywide failure rate or uniform insurer-denial rule is established. Obtain the inspection and separate repair scope rather than price structural replacement as cosmetic work.
Liquefaction: localized soil-strength loss
In loose saturated sandy fill or susceptible natural deposits, shaking can raise pore-water pressure and reduce soil strength. Liquefaction, settlement and lateral movement can damage foundations and utilities. Building age alone does not determine exposure. After movement, tilting, settlement or differential displacement may be visible; before an earthquake, maps and geotechnical evidence are more useful than appearance.
The USGS Marina study documents localized 1989 earthquake damage, especially on artificial fill. It does not establish a current defect in every nearby building. Site-specific foundation or geotechnical findings can change repair allowances. Review earthquake coverage separately from ordinary homeowners insurance.
Significant repairs may lead a buyer to request credits or reconsider terms after inspection; they do not automatically cause withdrawal or failed financing. Compare the repairs needed in qualified reports with the work each purchaser accepts. A broad finish-work allowance cannot settle these structural questions.
Building Records That Change the Selling Plan
Retrofit engineers’ account documents continuous footings under wood bearing walls, including unreinforced concrete and some brick, in the older soft-story stock discussed. The CEA’s 2025 Brace + Bolt material also describes eligible older California raised-foundation houses with crawlspaces and short cripple walls. It is a regional typology, not a claim that one foundation system dominates the city. Establish the actual structure before deciding what to fund.
The Sunset survey documents flat Streamline Moderne forms, shallow-gabled Minimal Traditional designs and clay-tile features on Spanish/Mediterranean Revival houses. Roof form, decorative tile and the waterproof membrane are distinct. Identify the actual covering and leak scope rather than infer them from a façade or style.
DBI’s Permit Services/Central Permit Bureau handles building permits; Inspection Services and Code Enforcement address unauthorized work. Housing Inspection Services handles housing and habitability matters. Planning separately reviews land use and zoning. Give the purchaser existing plans, notices and permits so construction review is not confused with the recorded-title search.
For covered residential transfers, obtain and deliver the 3R report before sale or exchange. Its documented limitations matter: it is a records report, not a physical inspection or code-compliance guarantee, and it does not provide the full electrical/plumbing permit history. Review actual use and alterations alongside separate records. No inspection-failure dataset was supplied to rank these concerns.
Hazard and Insurance Questions Before Accepting Terms
The city’s floodplain guidance directs owners to the Planning Property Information Map and applicable FEMA maps. Coastal regulatory flood zones differ from stormwater flooding, and exposure varies by parcel. A neighborhood or ZIP label cannot settle the question. The localized Marina ground risks described above likewise require parcel-specific evidence.
The California FAIR Plan is a last-resort option when suitable regular-market coverage cannot be obtained, rather than a verified dominant city insurer. A fire policy may need companion Difference in Conditions coverage. The CDI residential insurance guide explains that ordinary homeowners coverage generally excludes earthquake and flood losses, requiring separate arrangements.
CDI’s March 2016 underwriting examples identify age, condition, wiring/plumbing condition, loss history and hazards as considerations. Those historical examples are not current universal rejection rules. CEA deductible choices can be restricted for certain pre-1980 raised-foundation houses without a verified qualifying retrofit; that is a coverage-term issue rather than automatic homeowners-policy denial.
Ask the actual insurer for eligibility, inspections and repair requirements. No universal four-point mandate, roof-age cutoff, wiring/pipe ban, local FAIR Plan share, nonrenewal rate or city premium baseline was verified. A purchase proposal and an insurance determination answer different questions.
Probate, Foreclosure Deadlines, and Complicated Title Situations in San Francisco
An inherited property needs an authorized transfer
The Superior Court of California, County of San Francisco — Probate Court; decedents' estates in Department 204. is at Civic Center Courthouse, 400 McAllister Street, San Francisco, CA 94102; probate filing clerk in Room 103. The Petition to Determine Succession to Real Property addresses a qualifying decedent’s California primary residence. It does not generally transfer every other real-estate asset, and the statutory primary-residence definition is not limited to the residence occupied at death.
For deaths April 1, 2025 through March 31, 2028, the applicable cap is $750,000 gross value, shown by inventory and probate-referee appraisal. Do not deduct the mortgage to substitute equity. Use the date-of-death limit for other periods. At least 40 days must elapse before filing. A successor may petition; each petitioner verifies the petition, and required notice goes to heirs and devisees within five business days after filing.
Under California probate venue rules, domicile generally sets the county for a resident decedent; nonresident venue follows § 7052 property/death rules. The administration restrictions and filing requirements include review of any prior or pending California administration and a permitted personal representative’s written consent, plus the appraisal and a will when the claim relies on it. A court petition and order are required; this is not a stand-alone recorded affidavit. Simplified succession does not automatically erase unsecured debts, and the recipient can have limited statutory liability.
| Separate simplified route | Limit and wait | Authority and important limits |
|---|---|---|
| Personal-property affidavit — § 13100 | $208,850 gross estate limit; at least 40 days. | Cannot convey a house. Count estate property under the statute, not just the account requested. § 13050 exclusions include specified joint-tenancy, surviving-spouse, revocable-trust, payable-on-death and vehicle categories; § 13100 also excludes a primary residence included in a § 13151 petition. The entitled successor or legally authorized person uses the required declaration, with personal-representative consent where administration is pending. It is ordinarily presented to the property holder outside court; no general successor-residency rule is stated. Court guidance ↗ |
| Real property of small value — §§ 13200–13211 | $69,625 aggregate gross California real-property limit; at least six months. | The successor executes the affidavit with inventory and probate-referee appraisal. For a California-domiciled decedent, file in the county of domicile; for a nonresident, in a county containing the California real property. Funeral, last-illness and unsecured debts must be paid, and the administration, consent, superior-right and other conditions apply. Court-clerk filing, completeness review and recording of the certified affidavit are required; this differs from the petition-and-judge-order route. |
The published alternative dollar limits above also apply to deaths April 1, 2025 through March 31, 2028. Falling below a limit does not by itself establish entitlement or authority to sell. Our inherited-property guide helps organize questions for qualified review of inherited properties.
A trustee-sale deadline comes from the current file
California permits judicial and nonjudicial foreclosure; the usual deed-of-trust route is nonjudicial. The recorded Notice of Default and Election to Sell precedes the Notice of Trustee’s Sale, while judicial foreclosure starts with a court action. The NOD warns about sale without court action and explains obtaining the cure amount.
For covered mortgages, the federal rule generally bars initiation until more than 120 days delinquent, subject to exceptions and loss-mitigation protections. For covered loans/servicers, § 2923.5 contact or due diligence generally precedes NOD recording by at least 30 days and requires a compliance declaration. These gates differ from the post-recording clock.
The baseline sale-date floor is three calendar months plus 20 days after NOD recording. Recording a sale notice up to five days before the three months end does not shorten that floor. Required NOD mailings go to the borrower and qualifying notice-requesters by registered/certified mail within 10 business days, with additional recipient rules; sale notices go to required recipients at least 20 days before sale. Recording, posting and publication require at least 20 days for recording/posting and publication once weekly for three consecutive calendar weeks, beginning at least 20 days before sale, with required warnings, time and location.
Reinstatement by paying arrears and permitted costs generally remains available through five business days before sale. Certain postponements revive the statutory right; later reinstatement requires agreement or another applicable protection. Full payoff before sale is distinct. The verified postponement provisions can require at least 45 days for timely qualifying listing agreements on qualifying one-to-four-unit properties, or a sale no sooner than 45 days after receipt of a qualifying purchase agreement, subject to statutory conditions. A verbal promise or offer alone is not that protection.
A published 2024 trustee-sale notice used the Memorial Court gates on Van Ness Avenue between 301 and 401 Van Ness Avenue. It is a historical example, not a universal venue or current auction calendar. The current Notice of Trustee’s Sale and trustee postponement information control time and location. No reliable local median from NOD to completed sale was verified.
After a valid completed nonjudicial trustee sale, the borrower has no ordinary redemption right; eligible-bidder procedures are separate. Where a judicial-sale redemption right applies, the period is three months if proceeds satisfy secured debt, interest and costs, otherwise one year. A sale option needs authority, sufficient time and a workable payoff plan before the verified deadline. Use our foreclosure selling guide alongside qualified counsel.
Tax balances and recorded claims need current amounts
The Treasurer & Tax Collector publishes a 2026–2027 secured-tax rate of 1.18162182% of assessed value, plus applicable direct charges—not the asking price. The first installment becomes delinquent after 5 p.m. December 10 with a 10% penalty; the second after 5 p.m. April 10 with 10% plus applicable fees. Confirm the bill and current collector instructions.
After the June 30 fiscal-year deadline, unpaid secured taxes become tax-defaulted. Redemption includes 1.5% monthly charges on unpaid taxes and a redemption fee, separate from installment penalties. Obtain the actual demand so an old tax bill does not understate the balance.
The Office of the Assessor-Recorder, City and County of San Francisco — City Hall, 1 Dr. Carlton B. Goodlett Place, Room 190, San Francisco, CA 94102. Submit a recordable deed with applicable transfer-tax documentation and ownership reporting. Recording differs from assessment, collection and physical inspection. A title examination can identify recorded claims and requirements; tax demands and separate DBI inquiries provide different information. Heirship disputes, recorded municipal claims and missing releases need file-specific resolution by the responsible parties. A purchase does not automatically clear them.
MHIC does not provide legal, tax, probate, foreclosure-defense or financial advice. Consult the court clerk, tax collector, real estate attorney, tax professional or another qualified professional about the individual file. We cannot promise court approval, foreclosure prevention, title clearance, lien removal or debt forgiveness.
What Happens Between Accepting Your Cash Offer and Getting Paid in San Francisco?
Northern California commonly uses title-company escrow; a closing attorney is not the customary mandatory settlement agent. This example assumes established authority, acceptable title, available documents and funds. A pending court order, recorded claim or missing release can require a longer schedule.
- Day 0
Mutual agreement and purchase contract
Confirm price, deposit, accepted work, review conditions, expenses, possession and an available closing date. MHIC’s purchase has zero fees for its purchase service and zero agent commissions; we pay normal closing costs as agreed. Existing debts and unusual expenses remain subject to the contract. Specify any accepted seismic or exterior-attachment work and the covered-sale 3R delivery requirements.
- Days 1–2
Title examination and separate property inquiries
The selected title insurer examines public records and title-plant information, including deeds, deeds of trust, judgments, tax liens and maps. Its preliminary report lists vesting, exceptions and requirements. Fidelity National Title’s local website and closing/escrow information identify a candidate local provider; an MHIC partnership, endorsement or performance ranking has not been verified. Choose the provider in the agreement.
Check current tax balances and DBI permit/violation records separately from the recorded land-document chain. Estate/trust authority and condominium documents depend on the transaction. A title policy is not a structural, permit or occupancy inspection. For service questions, PG&E provides delivery and billing while CleanPowerSF supplies generation to participating customers; the public program overview explains that distinction. Ordinary utility balances are not assumed to be title liens.
- Days 2–4
Payoff demands and required title resolution
Escrow obtains payoff information and addresses title requirements with the authorized parties. Review mortgages, the collector’s actual tax/default charges, recorded claims and any required releases. A disputed heirship claim or delayed demand can move the schedule. Owner’s and lender’s title policies protect different interests; premium and fee allocation is negotiable. MHIC’s normal-expense commitment belongs in the agreement rather than being assumed from a regional custom.
- Day 5, if ready
Authorized signing, recording and disbursement
The conventional grant deed for an ordinary sale must be signed by the owner or an agent authorized in writing, matching title and legal capacity. Quitclaim and fiduciary transfers can use different instruments or capacities. An ordinary grant deed does not require two subscribing witnesses; signatures by mark have separate rules. For ordinary recording, a proper acknowledgment authenticates the acknowledgment, not title.
The 2026 notary handbook requires legally sufficient personal appearance and identification for an ordinary California act; the staged future remote regime does not make it presently operative. The signer signs the journal and ordinarily supplies a right thumbprint, with permitted alternate-finger or documented physical-inability procedures. Out-of-state acts need their own validity analysis. Signing may be at escrow or with an arranged mobile notary.
Submit recordable documents, applicable transfer-tax documentation and ownership reporting to the Assessor-Recorder. Under written escrow instructions, disbursement follows satisfied conditions, funds and recording. Bank wire is an established method; the actual method and timing are controlled by escrow. Verify instructions through a known contact using FNF’s wire-fraud guidance. Signing, recording, disbursement and bank availability are distinct events. No same-day receipt or local wire-versus-check frequency is promised.
AS-IS Repair Cost Estimator
Compare estimated repair costs with the work accepted in a proposal. The rates below are illustrative planning assumptions, not local contractor quotes, an inspection, appraisal or guarantee. Actual costs vary substantially with scope, materials, labor, permitting, access and concealed damage.
Even the default finish-work example reaches tens of thousands of dollars. It does not price a soft-story retrofit, exterior deck reconstruction or Marina geotechnical work. Those documented local concerns need separate qualified scopes. Keep base finishes separate from optional system allowances to avoid counting work twice.
Optional allowances for separate work
Seismic engineering and retrofit construction, structural deck or stair replacement, geotechnical investigation, foundation reconstruction, hazardous-material abatement, historic restoration and permit legalization are excluded. The generic pest allowance does not diagnose an infestation or price major wood replacement. Obtain specialist estimates for those scopes.
1,500 sq. ft. × $20–$38, plus a 15% contingency; no optional allowances selected.
| Planning item | Low allowance | High allowance |
|---|---|---|
| Base finish work | $30,000 | $57,000 |
| 15% contingency | $4,500 | $8,550 |
Cash Sale vs. Traditional Listing in San Francisco
A traditional sale may produce a higher gross price, but commissions, seller closing costs, repairs, concessions and ongoing holding expenses reduce the amount you ultimately keep. A direct cash sale generally prioritizes speed, certainty and convenience rather than the highest possible gross price.
In the San Francisco Bay Area, a city snapshot of twenty median market days gives you a reason to test an achievable listing plan. Real estate agents and cash buyers may price accepted retrofit or exterior-wood work differently. Traditional buyers may also have financing and appraisal review. To sell your home on a sound comparison, use the same condition records and estimate how each path affects your home’s sale price and net proceeds.
| Decision | Traditional listing | MHIC direct purchase |
|---|---|---|
| Gross Price | Potentially higher gross price | Usually lower than full retail value |
| Commissions | Agent commission may apply | No agent commission |
| Closing Costs | Seller closing costs may apply | MHIC pays normal closing costs |
| Property Condition | Repairs or buyer credits may be requested | Property sold as-is |
| Contingencies | Financing and appraisal contingencies | No buyer-financing contingency |
| Timeline | Longer and less predictable timeline | Seller selects an available closing date |
Compare Your Estimated Selling Options
Use our adjustable calculator to compare a traditional listing with a direct cash sale using your property’s estimated value and expenses.
Use the Net-Proceeds Calculator →Agent fees are negotiable, with no universal 6% charge. MHIC has no buyer-financing contingency; title, authority, agreed review and funds remain necessary. When you sell your home, compare the written net result rather than assume every purchaser pays every seller obligation.
How to Assess a Direct Purchase Proposal
A cash company should identify the purchaser, show evidence of funds and describe the review conditions. Ask cash home buying companies whether a fair cash offer already includes the costly repairs in your structural or exterior-attachment reports. Cash buyers can use different deposit, assignment and expense terms; a fair price is easier to compare when those assumptions are written down. A home buyer should explain how the same reports affect the proposed home sale.
Before you sell your house, check customer reviews and any relevant Better Business Bureau profile, then verify the contract and funds separately. A profile or a name such as Express Homebuyers does not establish the terms of your transaction. Look for hidden fees or unusual allocation of expenses. MHIC’s proposal should provide real solutions to the actual work and transfer requirements rather than leave them vague.
For a Bay Area job relocation, job loss or changed financial plan, a practical selling process links possession timing to the remaining 3R, title and authority steps. Homeowners sell for different reasons; no local frequency is claimed. A cash home buyer can offer a fair offer with the property as is, but it still needs to define accepted work. Use our tenant and rental-property selling guide for occupancy questions.
Bay Area Communities Within 75 Straight-Line Miles
Choose among 318 residential communities to move the Google map. The center uses the brief’s EPA representative city coordinates at 37.7749, −122.4194, not a uniquely defined or surveyed city-center point. Every listed reference point is within 75 straight-line miles; driving routes can be longer. The viewport is a geographic guide, not a drawn radius boundary or a guarantee of a purchase.
The ABAG membership and regional references support nearby incorporated markets such as Daly City, South SF, San Bruno, Pacifica, Millbrae, Burlingame, San Mateo, Belmont, San Carlos, Redwood City, Alameda, Berkeley, San Leandro, Walnut Creek, Sausalito, Mill Valley, San Rafael and Novato. The full controls add other residential communities using Census place and postal reference points. Postal proxies represent delivery areas rather than incorporated-city boundaries.
Regional view centered on the EPA city reference. Select a community for its reference location and approximate straight-line distance.
Open this location in Google Maps ↗
View all 318 community shortcuts
For the SF Bay Area, compare parcel-specific guidance with our separate Oakland, San Jose and Stockton pages. A delivery name does not establish the parcel’s hazards, building records or title requirements.
Questions About Selling Here
Use the actual building, authority and deadline records to compare a cash offer with a listing. The directory below covers residential ZIP delivery areas.
How can I sell my house for cash in San Francisco?
Home sellers can send the address, property details and desired timing through our online form. Provide the 3R report, retrofit permits and any deck or foundation findings. We review the information and explain the accepted work, price, conditions and remaining escrow requirements in writing.
Can I sell my San Francisco house as-is?
Yes, MHIC can accept the disclosed as-is condition without requiring you to complete agreed repairs, cleaning or staging. Applicable disclosures and covered-transfer 3R requirements still apply. Ask cash buyers to state which unfinished structural, exterior wood or permit issues they accept.
What should a “sell house fast San Francisco” proposal include?
Price, proof of funds, deposit, review conditions, expense allocation and possession terms. A fast schedule still depends on authority, title and recording. A missing probate order or unresolved retrofit record can require a longer schedule than a ready file.
How should I compare cash home buyers?
San Francisco companies should name the actual purchaser and show evidence of funds. Ask every home buyer to review the same 3R, seismic and exterior-attachment records. Compare cash offers by net result and accepted work, not just a headline amount or a claimed stress-free experience.
Does a “we buy houses San Francisco” company accept unfinished retrofit work?
MHIC reviews the actual building, program status, completed permits and remaining work before defining the proposal. We buy houses with accepted obligations stated in the agreement. A sale does not itself satisfy a mandatory retrofit requirement or change the building’s structural condition.
How do cash buyers for houses in San Francisco pay sellers?
Escrow disburses net proceeds under its written instructions after the required conditions, collected funds and recording are satisfied. A bank wire is an established method; ask the escrow holder what method and timing apply. Signing documents alone does not make money available in your account.
Can I get cash fast and close in seven days?
A seven-day completion, or a proposed seven-to-fourteen-day window, can be feasible for a ready file. Neither is a verified local average or guarantee. The five-day timeline above is also conditional. Confirm the remaining title, authority, funds and recording steps before making a moving commitment.
How does an initial offer become a written purchase agreement?
Share the condition and records first. The assessment may include an in-person visit; confirm access and review requirements with the purchaser. Enough information can support an early proposal, while final terms depend on the agreed review. A deck finding or missing retrofit permit should be addressed before acceptance.
Is requesting an MHIC cash offer completely free?
Yes. Requesting a proposal does not commit you to selling. MHIC charges no purchase-service fee or agent commission and pays normal closing costs as agreed. Existing mortgage, tax and other seller obligations remain separate; ask escrow for an itemized net statement.
Does any cash company automatically offer market value?
No. The city median does not establish your building’s market value, and the supplied data establishes no universal 50%–70% purchase-price rule. Compare achievable listing proceeds with a condition-specific proposal. Accepted structural work, holding expenses and risk assumptions can affect the price.
Is a home’s after-repair value minus repair costs enough to price an offer?
No. That shortcut omits other expenses, holding time and transaction risks. It also does not establish the scope of a soft-story retrofit, deck reconstruction or geotechnical work. Ask how each allowance was supported and compare the proposal with condition-matched sales and qualified estimates.
Is every cash company an iBuyer?
No. iBuyers use automated valuation models; other direct purchasers use different assessment methods. A model does not establish a building’s 3R history, retrofit completion or parcel-specific ground conditions. Ask who assessed the records and which findings the written terms include.
Do real estate agents always charge 6%?
No universal commission applies. Ask about the proposed written compensation and services. With a very competitive retail snapshot, an agent-assisted sale can remain a reasonable option when its preparation work and net result fit your plans. Twenty median market days is not a guaranteed thirty-to-forty-five-day escrow.
Can a cash sale be completely stress free?
No purchaser can guarantee your experience. Clear terms can reduce uncertainty, but court authority, tax demands and recorded claims may still need attention. Ask who is responsible for each remaining step and when you will receive updates on the file.
Can I sell before a scheduled trustee sale?
A purchase may be possible if you have authority, sufficient time and a workable payoff plan. A proposal alone does not postpone the auction. Review the current trustee-sale notice, any postponement and applicable protections with qualified counsel before relying on a purchase schedule.
Does the $750,000 probate limit give me immediate authority to sell?
No. The qualifying primary-residence route requires the applicable gross-value test, at least forty days after death, statutory eligibility, appraisal, required notices and a court order. Mortgage debt does not turn a higher gross value into a qualifying amount, and being a relative does not establish sole entitlement.
Can I sell with a missing 3R or uncertain permit history?
MHIC can review a file with disclosed record questions, but a purchase does not legalize construction. Obtain the required 3R for a covered transfer and check separate permit records. The 3R is not a physical inspection, a code-compliance warranty or a full electrical and plumbing permit history.
Do you purchase houses, condos and rental properties?
We purchase homes and other residential properties according to the actual ownership, condition and occupancy file. Condominium documents and estate or trust authority depend on the transaction. For an older multifamily building, establish retrofit status and covered exterior-attachment inspection records before comparing terms.
Are SF home prices dropping?
Not in the supplied reporting period: the all-home-type median was $1,591,447, up 13.7% year over year for the three months ending August 2026. That does not mean every house rose in value. A specific building’s condition and compliance obligations still matter. Redfin market source ↗
What is the hardest month to sell a house?
The supplied three-month snapshot cannot identify a hardest month. No month-by-month local comparison was provided. Use current comparable sales, your actual condition and the time needed for 3R, retrofit or title preparation rather than choose a month from an unsupported seasonal claim.
Where did Julia Roberts live in SF?
A former home was in Presidio Heights and sold in October 2023, according to the Chronicle’s contemporary reporting. This is a historical neighborhood reference, not a statement about her current residence or a comparable valuation for your property.
Is We Buy Houses available in California?
MHIC considers direct purchases in California, including the San Francisco Bay Area, subject to the individual property and transaction file. See our California locations. Availability of a review does not guarantee an offer, title clearance or a specific completion date.
Which residential ZIP codes in the city and surrounding area are included?
The city’s residential-delivery codes in this directory are 94102, 94103, 94104, 94105, 94107, 94108, 94109, 94110, 94111, 94112, 94114, 94115, 94116, 94117, 94118, 94121, 94122, 94123, 94124, 94127, 94129, 94130, 94131, 94132, 94133, 94134, 94158. The appendix includes 342 unique residential ZIP codes across 179 postal groups associated with the 75-mile straight-line reference area. PO boxes, military-only delivery, dedicated campus codes and other nonresidential destinations are excluded. Postal areas do not follow city boundaries, and part of a shared delivery area can extend beyond the circle.
City residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| San Francisco | 94102, 94103, 94104, 94105, 94107, 94108, 94109, 94110, 94111, 94112, 94114, 94115, 94116, 94117, 94118, 94121, 94122, 94123, 94124, 94127, 94129, 94130, 94131, 94132, 94133, 94134, 94158 |
San Mateo County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Atherton | 94027 |
| Belmont | 94002 |
| Brisbane | 94005 |
| Burlingame | 94010 |
| Daly City | 94014, 94015 |
| Half Moon Bay | 94019 |
| La Honda | 94020 |
| Loma Mar | 94021 |
| Menlo Park | 94025 |
| Millbrae | 94030 |
| Moss Beach | 94038 |
| Pacifica | 94044 |
| Pescadero | 94060 |
| Portola Valley | 94028 |
| Redwood City | 94061, 94062, 94063, 94065 |
| San Bruno | 94066 |
| San Carlos | 94070 |
| San Gregorio | 94074 |
| San Mateo | 94401, 94402, 94403, 94404 |
| South San Francisco | 94080 |
Alameda County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Alameda | 94501, 94502 |
| Albany | 94706 |
| Berkeley | 94702, 94703, 94704, 94705, 94707, 94708, 94709, 94710 |
| Castro Valley | 94546, 94552 |
| Dublin | 94568 |
| Emeryville | 94608 |
| Fremont | 94536, 94538, 94539, 94555 |
| Hayward | 94541, 94542, 94544, 94545 |
| Livermore | 94550, 94551 |
| Newark | 94560 |
| Oakland | 94601, 94602, 94603, 94605, 94606, 94607, 94609, 94610, 94611, 94612, 94618, 94619, 94621 |
| Pleasanton | 94566, 94588 |
| San Leandro | 94577, 94578, 94579 |
| San Lorenzo | 94580 |
| Sunol | 94586 |
| Union City | 94587 |
Contra Costa County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Alamo | 94507 |
| Antioch | 94509, 94531 |
| Brentwood | 94513 |
| Byron | 94514 |
| Clayton | 94517 |
| Concord | 94518, 94519, 94520, 94521 |
| Crockett | 94525 |
| Danville | 94506, 94526 |
| Discovery Bay | 94505 |
| El Cerrito | 94530 |
| El Sobrante | 94803 |
| Hercules | 94547 |
| Lafayette | 94549 |
| Martinez | 94553 |
| Moraga | 94556 |
| Oakley | 94561 |
| Orinda | 94563 |
| Pinole | 94564 |
| Pittsburg | 94565 |
| Pleasant Hill | 94523 |
| Richmond | 94801, 94804, 94805 |
| Rodeo | 94572 |
| San Pablo | 94806 |
| San Ramon | 94582, 94583 |
| Walnut Creek | 94595, 94596, 94597, 94598 |
Marin County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Belvedere Tiburon | 94920 |
| Bolinas | 94924 |
| Corte Madera | 94925 |
| Fairfax | 94930 |
| Greenbrae | 94904 |
| Inverness | 94937 |
| Larkspur | 94939 |
| Marshall | 94940 |
| Mill Valley | 94941 |
| Nicasio | 94946 |
| Novato | 94945, 94947, 94949 |
| Point Reyes Station | 94956 |
| San Anselmo | 94960 |
| San Rafael | 94901, 94903 |
| Sausalito | 94965 |
| Stinson Beach | 94970 |
Sonoma County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Bodega | 94922 |
| Bodega Bay | 94923 |
| Cazadero | 95421 |
| Cotati | 94931 |
| Forestville | 95436 |
| Fulton | 95439 |
| Geyserville | 95441 |
| Glen Ellen | 95442 |
| Graton | 95444 |
| Guerneville | 95446 |
| Healdsburg | 95448 |
| Jenner | 95450 |
| Kenwood | 95452 |
| Monte Rio | 95462 |
| Occidental | 95465 |
| Penngrove | 94951 |
| Petaluma | 94952, 94954 |
| Rohnert Park | 94928 |
| Santa Rosa | 95401, 95403, 95404, 95405, 95407, 95409 |
| Sebastopol | 95472 |
| Sonoma | 95476 |
| Windsor | 95492 |
Napa County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| American Canyon | 94503 |
| Angwin | 94508 |
| Calistoga | 94515 |
| Deer Park | 94576 |
| Napa | 94558, 94559 |
| Pope Valley | 94567 |
| St. Helena | 94574 |
| Yountville | 94599 |
Solano County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Benicia | 94510 |
| Birds Landing | 94512 |
| Dixon | 95620 |
| Fairfield | 94533, 94534 |
| Rio Vista | 94571 |
| Suisun City | 94585 |
| Vacaville | 95687, 95688 |
| Vallejo | 94589, 94590, 94591, 94592 |
Santa Clara County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Campbell | 95008 |
| Cupertino | 95014 |
| Gilroy | 95020 |
| Los Altos | 94022, 94024 |
| Los Gatos | 95030, 95032, 95033 |
| Milpitas | 95035 |
| Morgan Hill | 95037 |
| Mount Hamilton | 95140 |
| Mountain View | 94040, 94041, 94043 |
| Palo Alto | 94301, 94303, 94304, 94306 |
| San Jose | 95110, 95111, 95112, 95113, 95116, 95117, 95118, 95119, 95120, 95121, 95122, 95123, 95124, 95125, 95126, 95127, 95128, 95129, 95130, 95131, 95132, 95133, 95134, 95135, 95136, 95138, 95139, 95141, 95148 |
| San Martin | 95046 |
| Santa Clara | 95050, 95051, 95054 |
| Saratoga | 95070 |
| Sunnyvale | 94085, 94086, 94087, 94089 |
Santa Cruz County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Aptos | 95003 |
| Ben Lomond | 95005 |
| Boulder Creek | 95006 |
| Capitola | 95010 |
| Davenport | 95017 |
| Felton | 95018 |
| Freedom | 95019 |
| Santa Cruz | 95060, 95062, 95065 |
| Scotts Valley | 95066 |
| Soquel | 95073 |
| Watsonville | 95076 |
Monterey County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Moss Landing — nearby postal areas | 95039 |
San Joaquin County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Acampo | 95220 |
| French Camp | 95231 |
| Lathrop | 95330 |
| Linden | 95236 |
| Lockeford | 95237 |
| Lodi | 95240, 95242 |
| Manteca | 95336, 95337 |
| Ripon | 95366 |
| Stockton | 95202, 95203, 95204, 95205, 95206, 95207, 95209, 95210, 95212, 95215, 95219 |
| Tracy | 95304, 95376, 95377, 95391 |
| Vernalis | 95385 |
| Woodbridge | 95258 |
Stanislaus County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Modesto — nearby postal areas | 95358 |
| Modesto — nearby postal overlap | 95356 |
| Patterson | 95363 |
| Salida | 95368 |
Sacramento County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Courtland | 95615 |
| Elk Grove | 95624, 95757, 95758 |
| Galt | 95632 |
| Herald | 95638 |
| Isleton | 95641 |
| Sacramento — nearby postal areas | 95814, 95817, 95818, 95820, 95822, 95823, 95824, 95828, 95831, 95832 |
| Sacramento — nearby postal overlap | 95829, 95830 |
| Walnut Grove | 95690 |
Yolo County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Brooks | 95606 |
| Capay | 95607 |
| Clarksburg | 95612 |
| Davis | 95616, 95618 |
| Esparto | 95627 |
| Guinda | 95637 |
| West Sacramento | 95605, 95691 |
| Winters | 95694 |
| Woodland | 95695, 95776 |
Lake County residential postal areas
| Community / preferred postal area | Residential ZIP codes |
|---|---|
| Hidden Valley Lake | 95467 |
| Lower Lake — nearby postal overlap | 95457 |
| Middletown | 95461 |
Sources: City directory, San Mateo directory, Alameda directory, Contra Costa directory, Marin directory, Sonoma directory, Napa directory, Solano directory, Santa Clara directory, Santa Cruz directory, Monterey directory, San Joaquin directory, Stanislaus directory, Sacramento directory, Yolo directory, Lake directory. Delivery classifications are cross-checked with 2025 Census place and ZCTA reference points and 2020 Census place–ZCTA relationships. Shared postal areas include 95356 through Salida, 95457 through Hidden Valley Lake and 95829/95830 through Elk Grove; the preferred postal name is not relocated into the circle. Residential-delivery codes without a Census ZCTA are retained when delivery records verify residential service. Confirm an individual address with USPS ZIP lookup. Geographic inclusion does not guarantee a purchase.
San Francisco Real Estate & Legal Terms Homeowners Should Know
- 3R — Report of Residential Building Record:
- DBI's records report for a residential property, provided to buyers in covered transfers. It helps compare legal use and recorded building history but is not a physical inspection or a compliance warranty. Source ↗
- Mandatory Soft Story Retrofit Program:
- San Francisco's seismic program for qualifying older wood-frame buildings. Sellers should establish whether the property is covered and whether the required work and final permits are complete. Source ↗
- PCOR — Preliminary Change of Ownership Report:
- Ownership-change information generally submitted with a recorded deed so the assessor can evaluate the transfer. Recording a deed and determining its assessment consequences are separate functions. Source ↗
- Real Property Transfer Tax:
- San Francisco tax associated with qualifying transfers of real property. Escrow must determine the applicable consideration, rate and exemption documentation before recording. Source ↗
- Tax-defaulted property:
- Property with secured taxes unpaid after the fiscal-year deadline. The redemption balance includes additional charges, so sellers need an up-to-date payoff rather than the original tax bill alone. Source ↗
- Notice of Default (NOD):
- The recorded instrument beginning the ordinary California nonjudicial foreclosure process. It precedes the trustee-sale notice and is not itself an auction date. Source ↗
Start with the Records You Have
We buy houses with accepted work defined in the agreement. Share the address, existing 3R, retrofit records, exterior-attachment reports and any relevant foundation findings. We pay cash under the agreed escrow terms. Before you sell your house, compare the proposal for your home as is with an achievable listing plan, including net proceeds and possession timing.
If you need to sell fast after a job relocation, confirm the actual transfer requirements first. To sell quickly in the Bay Area, a fair offer should connect the building’s condition with a feasible selling process. Moving a property quickly still depends on authority, title and readiness; accepting terms remains your choice.
This is MHIC’s toll-free brand line; no city-local tracking number has been verified. Review our California purchase overview and the local guidance linked above before choosing a path.
Official San Francisco Homeowner Resources
Use these primary sources for court instructions, recording requirements, tax demands, building records, floodplain review and coverage questions.