San Francisco Real Estate Has Its Own Language.
You’ll hear terms like TIC, HOA reserves, disclosures, seismic work, contingencies, preemptive offers and special assessments.
It can sound like a lot.
It doesn’t have to be.
Here are nine things I’d want any buyer to understand before we even step inside the first property.
1. The list price doesn't always tell you the value.
San Francisco has historically used different pricing strategies depending on the property and market conditions.
A home listed at one price may have comparable sales suggesting something very different.
Rather than asking only:
“Can I afford the list price?”
Ask:
“What is this property actually worth based on recent comparable sales?”
That distinction matters.
2. Read the disclosures before getting emotionally attached.
A beautiful kitchen can distract you from a very unsexy 200-page disclosure package.
But disclosures are where you'll learn about the building, inspections, repairs, HOA, permits and other material property information.
They matter.
3. Not every condo is financially equal.
If you're buying into an HOA, look beyond the monthly dues.
I want to understand:
- HOA reserves
- Upcoming projects
- Special assessments
- Insurance
- Litigation
- Recent meeting minutes
- What the dues actually cover
A beautifully designed building isn't automatically a well-run building.
4. Parking can be more complicated than “yes” or “no.”
Is it deeded?
Independent?
Tandem?
Leased?
Valet?
Does your vehicle actually fit?
Yes, that last question matters in San Francisco.
5. Views should be researched.
If you're paying a premium for a view, understand whether nearby development could potentially affect it.
The same applies to light.
What feels bright at noon may feel very different late afternoon.
6. Walk the block.
I can't emphasize this enough.
The property can be incredible while the immediate block simply isn't right for you.
Walk it.
Listen.
Look at traffic.
Find the nearest coffee shop.
Drive the commute.
Real estate is location—but in San Francisco, sometimes it's micro-location.
7. Understand the property type.
Single-family residence, condominium and TIC ownership are not interchangeable.
Each can involve different financing, ownership structures and considerations.
Make sure you understand what you are actually buying.
8. Don't wait until you find “the one” to get financially prepared.
The strongest time to understand your financing, proof of funds and comfortable monthly payment is before the perfect property appears.
Great homes rarely become more convenient simply because we aren't prepared.
9. Your first tour isn't about buying a house.
It's about learning the market.
I actually love early tours because they create context.
After seeing five or ten properties, you begin understanding what renovated versus unrenovated feels like, what different neighborhoods offer and where your priorities really sit.
That knowledge makes your eventual decision much stronger.
The goal isn't simply to buy.
The goal is to buy something you understand and feel confident owning.
My job isn't to convince you that every beautiful house is “the one.”
It’s to help you understand the trade-offs, recognize value and make a smart decision when the right opportunity appears.
Thinking about buying in San Francisco? Let’s build the strategy before we start touring.
