Sell Your House Fast in San Francisco, California. Tenants, Retrofit Bills, or Probate Included.
Get a direct cash offer for your SF home as it stands today. Whether you own a rent-controlled Victorian in Alamo Square, a multi-unit in Hayes Valley, or an inherited property near Nob Hill, we buy in any condition, any situation. No repairs, no agent commissions, and no transfer tax complications on your side of the deal.
- ✓ Tenant-occupied homes welcome
- ✓ Any condition accepted
- ✓ Zero agent commissions
- ✓ Licensed California title and escrow company
- ✓ Your closing date, your choice
Prefer to talk first? Call us at (833) 330-1625
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When Listing in San Francisco Isn't the Right Move
San Francisco's median home price sits at $1,700,000 and homes are going pending in about 13 days. On paper, that sounds like every seller's dream. But the reality is that a fast traditional listing assumes your property is show-ready, your tenants cooperate, your retrofit work is done, and your probate paperwork is clean. For a lot of SF homeowners, none of those boxes are checked. If you want to learn more about how to sell your house as-is, the situations below may sound familiar. You can also find San Francisco real estate market insights that help explain why cash sales are often the more practical path for sellers in complicated circumstances.
Rent-Controlled Tenants In Place
San Francisco's rent control ordinance and just-cause eviction protections mean you cannot ask a long-term tenant to leave simply because you want to sell. Removing a tenant without proper legal grounds exposes you to a wrongful eviction claim - and those cases in SF can result in substantial financial liability. A cash buyer purchases the property with tenants in place. No eviction proceedings, no legal exposure, no vacancy contingency that blows up your deal.
Seismic and Soft-Story Retrofit Obligations
If your building is subject to SF's mandatory soft-story retrofit program or the Earthquake Safety Implementation Program, you may be looking at $60,000 to $130,000 or more in required work - sometimes far more on a multi-unit building. Listing a property with an open retrofit notice means buyers will factor that cost into their offers anyway, and many lenders won't finance it. We absorb the retrofit obligation at closing. You don't touch a permit, a contractor, or a compliance form.
Inherited Property and Proposition 19
When you inherit an SF property, the first thing that happens under Proposition 19 (effective February 2021) is a reassessment to current market value. That means a home your parents paid $200,000 for in 1985 is now assessed near the $1.7M citywide median - and your property tax bill reflects that immediately. If the house also needs repairs, has tenants, or is tied up in California probate (which often requires court confirmation for estate real property sales unless a trust was in place), the carrying costs add up fast. Many heirs find a quick cash sale the most practical exit.
Pre-Foreclosure - Notice of Default Filed
California uses a non-judicial foreclosure process. Once a Notice of Default is recorded, you have at least 90 days before a Notice of Sale can be filed - then at least 20 more days before the trustee's sale. That window is real, but it moves faster than most homeowners expect. A cash sale can close in as little as 7 to 21 days through a licensed California escrow and title company. If you've received an NOD, acting early gives you the most options - including paying off the loan at closing and keeping whatever equity remains.
Landlord Fatigue - Done Managing the Property
Some landlords are simply done. The rent-controlled tenant who hasn't had an increase in 12 years, the plumbing issue you've patched twice, the neighbor dispute that never ends. SF landlord obligations are real and the relationship between landlord and tenant here is heavily regulated. If you're ready to exit a rental property and don't want to navigate vacancy requirements or a major renovation, selling as-is to a cash buyer ends the obligation on your timeline.
Deferred Maintenance, Unpermitted Work, or Known Defects
Victorian and Edwardian homes across Alamo Square, Nob Hill, and Duboce Triangle are beautiful - and often carrying 80 to 100 years of deferred maintenance underneath the charm. Unpermitted additions, aging electrical panels, foundation concerns, and water intrusion issues all complicate a traditional listing. California requires a Transfer Disclosure Statement even in a cash sale, but cash buyers typically accept the property as-is without using disclosure findings to renegotiate. You disclose what you know. We don't send a list of demands after inspection.
We buy in every SF district - tenanted, inherited, retrofitted or not.
San Francisco Home Prices Are Up 19% - So Why Do Some Sellers Still Choose Cash?
San Francisco is a dense, high-cost market where tech-driven demand and a hard ceiling on buildable land keep prices elevated and inventory tight. The housing stock tells its own story: historic Victorians in the Western Addition, Edwardians near Hayes Valley and the Castro, mid-century condos in Nob Hill - most of it 50 to 100 years old and updated to varying degrees. When a property is priced right and show-ready, the market is fast. Really fast.
(Redfin, March 2026)
(Zillow, 2026)
(Redfin & Zillow, 2026)
Those 13 days to pending are real. In competitive neighborhoods like Hayes Valley, Mission Dolores, and Duboce Triangle, well-presented homes attract multiple offers quickly. That's the SF market working as intended - for sellers whose properties are ready to compete.
Here's where it gets complicated. Prices across SF districts vary significantly. A tenanted Victorian in Lower Haight with an open soft-story retrofit notice is not the same transaction as a vacant condo in Nob Hill. The citywide median captures neither situation accurately. And for sellers dealing with rent-controlled occupants, seismic compliance obligations, probate estates, or significant deferred maintenance, the 13-day listing timeline isn't available to them - at least not without months of preparation and significant upfront cost.
San Francisco's tech- and finance-driven economy - anchored by companies like Salesforce and Uber alongside major healthcare and university employers - has kept demand durable even through market cycles. That underlying demand is exactly why a cash buyer can offer a meaningful price on an as-is property and still make the numbers work. The equity in an SF home, even a distressed one, is substantial. That's the context for every offer we make.
If your property is in any of those complicated categories, Sell my house fast in California starts right here in San Francisco - with a cash offer grounded in real SF market values, not a national template.
Three Steps. No Surprises.
We've bought properties across San Francisco - from inherited Edwardians with outstanding retrofit notices to rent-controlled buildings where tenants have lived for 20 years. The process is direct. In California, closings go through a licensed escrow and title company - you sign escrow documents, not a courtroom agreement - and the timeline for a cash transaction typically runs 7 to 21 days from acceptance.
Tell Us About Your Property
Fill out the short form or call us at (833) 330-1625. Tell us the address, the current situation - tenants, retrofit status, probate, whatever applies - and what you're trying to accomplish. No inspection required before we make an offer. No cleanup, no staging, no repairs.
Receive Your Cash Offer
We review current SF sales data for your district, factor in the property's condition and any outstanding compliance obligations (including soft-story retrofit requirements), and present a written cash offer. We'll walk you through how we got there. If you have a rent-controlled tenant in place, that factors into the analysis - we account for it, we don't penalize you for it.
Close Through California Escrow
If you accept, we open escrow with a licensed California title and escrow company. You sign your documents. SF transfer tax is handled at closing - no surprise bills, no last-minute renegotiation. You choose the closing date. Most SF cash closings complete in 7 to 21 days, though we can work faster if you're facing an NOD deadline or a probate court schedule.
California seller disclosure requirements (Transfer Disclosure Statement) still apply - we'll explain exactly what that means for your situation.
How We Calculate Your Cash Offer in San Francisco
We start with the same data your listing agent would use - recent comparable sales in your SF district. Then we work backwards from the numbers that actually matter: what the property needs, what it would cost us to bring it to market, and what a realistic exit looks like. Here's what that calculation looks like in plain terms.
With a citywide median around $1,700,000, even a property that needs significant work holds substantial equity. A home in Alamo Square or Hayes Valley that would sell for $1.5M renovated might net you $1.1M to $1.2M in a cash transaction - after you've avoided agent commissions, SF transfer tax, seismic retrofit costs, and months of carrying expenses.
That math looks different from other California cities. The SF transfer tax alone on a $1.5M sale can run $15,000 or more (see the comparison section below for the full breakdown). Combine that with a $75,000 retrofit obligation and 6% agent commissions and the gap between gross sale price and seller net proceeds narrows considerably.
Our offer accounts for the actual condition of the property, not a hypothetical post-renovation version. If the roof needs replacement, the electrical panel is original 1940s work, or there's an open permit, those are line items in our analysis - not surprises we bring up after you've accepted.
We also factor in tenant situation. A rent-controlled tenant on a long-term lease affects the property's market value to a retail buyer. We price around that reality rather than requiring you to vacate the unit first.
What Goes Into the Number
- Comparable SF SalesRecent closed sales in your specific district - not citywide averages applied generically.
- Condition and Repair CostsRoof, foundation, electrical, plumbing, soft-story retrofit compliance - what it actually costs to fix, not a percentage estimate.
- Tenant Occupancy StatusRent-controlled tenants reduce the pool of buyers on a traditional listing. We account for that without penalizing you arbitrarily.
- Liens, Back Taxes, Open PermitsOutstanding issues are addressed at closing through escrow. We work through the title process - you don't need to clear everything before we talk.
- Probate or Trust StatusIf the property is in a California probate estate, we work with the timeline required by the court - including court confirmation procedures where applicable.
One more thing worth knowing: California seller disclosure requirements (Transfer Disclosure Statement and Natural Hazard Disclosure) still apply in a cash sale. We expect that, and we won't use the disclosures as a lever to reduce the offer after you've already signed. What you disclose upfront is what we work from.
What a Traditional SF Sale Actually Costs You
The SF market moves fast. But the costs of a traditional listing don't move with it. Before you compare a cash offer to a listing price, run the actual numbers. Here's what selling a $1,700,000 SF home through different channels typically looks like once all the fees hit escrow.
| Cost or Factor | Eagle Cash Buyers | Traditional Listing (Agent) | iBuyer Platform |
|---|---|---|---|
| Agent Commissions | ✓ None | Typically 5-6% of sale price - on a $1.7M home, that's $85,000-$102,000 | Listing fee varies; buyer agent cost often still applies |
| SF Transfer Tax | ✓ Handled at closing - no surprises | Seller typically pays SF city transfer tax - on a $1.7M sale, rates escalate by price tier; can exceed $15,000-$20,000 or more depending on exact price | Transfer tax still applies regardless of platform |
| Seismic / Soft-Story Retrofit | ✓ We absorb the compliance obligation | Buyers and their lenders often require compliance before closing - costs range from $60,000 to $130,000+ | iBuyers typically deduct retrofit costs from their offer or decline non-compliant properties |
| Repairs Before Listing | ✓ None required - buy as-is | Sellers in SF typically invest $20,000-$80,000 in pre-listing work on older homes to compete at median price | Deducted from offer price; varies by platform and property condition |
| Carrying Costs During Listing | ✓ Close in 7-21 days | Even in a 13-day-to-pending market, escrow takes 30-45 days. On a $1.7M home, mortgage, property tax, and insurance can run $8,000-$12,000/month | Faster than traditional but often 2-4 weeks plus escrow period |
| Tenant Vacancy Requirement | ✓ Purchase with tenants in place | Most financed buyers want vacant possession; SF just-cause eviction rules make this legally complex and time-consuming | Most iBuyers decline tenant-occupied properties entirely |
| Financing Contingency Risk | ✓ No financing contingency - cash | Even in SF's competitive market, financed offers carry appraisal and loan approval risk | Platform risk: offers can be revised or withdrawn based on internal model changes |
| California Transfer Disclosure Statement | ✓ We accept TDS findings - no post-inspection renegotiation | Disclosure findings often prompt buyer repair requests or price renegotiation after acceptance | Disclosure requirements still apply; platforms may adjust offers based on condition reports |
These are representative figures based on SF market norms and the state_context transfer tax and disclosure framework - not guaranteed amounts. Your actual costs depend on your property's price, condition, and specific circumstances. The point isn't to make the cash offer look artificially good. It's to give you the full picture before you decide.
Every SF District. Every Situation. No Exceptions.
We buy homes across all of San Francisco - from the Victorian flats of Alamo Square and the rent-controlled buildings of Lower Haight to the condos of Nob Hill and the mixed-use properties near Mission Dolores. Pricing and seller situations vary significantly by district, but we purchase regardless of neighborhood, condition, or tenant status. If it's in SF, we'll make an offer.
San Francisco Neighborhoods We Serve
Zip Codes Served
Also Serving Nearby Communities
Ready to Find Out What Your SF Home Is Worth in Cash?
No repairs. No retrofit work. No eviction proceedings. No agent commissions or SF transfer tax surprises. Just a straightforward offer based on real San Francisco sales data, made by a buyer who has seen every kind of property situation this city produces. You decide whether it makes sense - no pressure, no obligation.
Closing handled through a licensed California escrow and title company. California Transfer Disclosure Statement applies - we explain what you need to sign and when, before you commit to anything.
SF Seller Questions - Answered Honestly
San Francisco real estate comes with layers most cash buyer pages never address: rent control, seismic retrofit mandates, Proposition 19 reassessment, and a transfer tax that can hit five figures on a typical home. Here are the questions sellers actually ask us - with straight answers.
Do I have to pay San Francisco's transfer tax if I sell to a cash buyer?
San Francisco's transfer tax is paid by the seller and is calculated on the full sale price - not the net. The city uses an escalating rate schedule, so on a home priced around $1.7 million (the current citywide median), the transfer tax alone can run roughly $18,700 or more depending on the exact sale price bracket. That cost applies whether you sell to a traditional buyer, an iBuyer, or a cash buyer - it is a city-imposed charge tied to the recorded sale price.
Where a cash sale helps is on the other costs that stack on top: no agent commissions (typically 4-6% in SF), no staging, no retrofit completion requirement before closing, and no contingency-driven renegotiations after inspection. We walk through the full net proceeds picture with you before you decide anything.
I have a rent-controlled tenant. Can I actually sell the property?
Yes - and you do not have to evict anyone first. San Francisco's rent control ordinance and just-cause eviction rules mean you cannot remove a long-term tenant simply to list the property. Attempting to do so without a valid just-cause reason exposes you to significant legal and financial liability.
We buy tenant-occupied properties as-is, with the tenants in place. The lease transfers to us at closing, the tenant's rights are unaffected, and you are no longer responsible for the property. If a traditional buyer requires vacant possession, you may be stuck - we do not have that requirement.
My SF home needs a soft-story or seismic retrofit. Do I have to complete that before selling?
Not when you sell to us. SF's mandatory soft-story retrofit program has compliance deadlines that apply to multi-unit wood-frame buildings, and the cost to complete the work typically runs $60,000 to $130,000 or more depending on the building. A conventional buyer using financing will often require proof of compliance or a price reduction to cover the obligation.
We purchase the property and take on the retrofit obligation ourselves. You disclose what you know - which California law requires regardless of how you sell - and we absorb the cost and the timeline. You close, you get paid, and the compliance responsibility transfers with the deed.
I inherited an SF property from a parent. How does Proposition 19 affect what I do with it?
Proposition 19, which took effect in February 2021, eliminated the parent-child property tax exclusion for most inherited real estate in California. If you inherited an SF property that your parent bought decades ago at a low assessed value, it will be reassessed to current market value unless you move in as your primary residence within one year - and even then, only a partial exclusion applies if the value exceeds a threshold.
At SF's current median of $1.7 million, that reassessment can mean property taxes jump from a few hundred dollars per month to $1,400 or more monthly. For heirs who live elsewhere, do not want to be landlords, or are splitting the estate among multiple beneficiaries, holding the property quickly becomes expensive. Selling for cash lets you close the estate, divide the proceeds, and move on - often without waiting for court confirmation if a trust or other qualified transfer mechanism was in place.
California probate is required when property was held in the decedent's individual name without a trust or transfer-on-death deed. A personal representative typically handles the sale, and many estate real property sales require court confirmation. We work through those situations regularly and can explain what applies to your specific case.
I received a Notice of Default. How much time do I actually have?
California uses non-judicial foreclosure, which means your lender can foreclose without going to court. Once a Notice of Default is recorded, you have a minimum of 90 days before a Notice of Trustee's Sale can be filed. After the Notice of Sale is recorded, there is at least a 20-day posting, publication, and mailing period before the actual trustee's sale occurs. The real-world timeline from Notice of Default to sale is often 120 days or longer, but it moves, and it does not pause while you decide what to do.
A cash sale can close in 7 to 21 days through California's licensed escrow process. If you act before the Notice of Sale is filed, you almost certainly have enough time to close and pay off the lender from proceeds rather than losing the property at auction. Contact us as early in the process as possible - the more time we have, the cleaner the exit.
Do I still have to make disclosures if I sell as-is to a cash buyer?
Yes. California law requires sellers to provide a Transfer Disclosure Statement (TDS) and, in most cases, a Natural Hazard Disclosure, regardless of whether you accept a cash offer or agree to sell as-is. You must disclose known material defects - roof condition, plumbing, electrical, foundation issues, water intrusion, pest damage, environmental hazards - even if you are not fixing them.
The practical difference with a cash sale is how the buyer responds to those disclosures. A financed buyer's lender may require repairs before approving the loan, and a traditional buyer often uses inspection findings to renegotiate the price down. We accept the property knowing its condition and do not come back after inspection asking for credits. What you disclose, we account for in the offer - there are no surprises at the finish line.
Do you buy homes in specific SF neighborhoods, or only certain parts of the city?
We buy throughout San Francisco - every district, every condition. That includes Duboce Triangle, Alamo Square, Hayes Valley, the Castro, Mission Dolores, Nob Hill, Lower Haight, Buena Vista, Corona Heights, and Mint Hill. We also cover the zip codes 94102, 94103, and 94109, and surrounding areas.
Seller situations vary a lot by neighborhood. A Nob Hill owner might be dealing with a condo association lien. An Alamo Square landlord might have a rent-controlled tenant in a Victorian flat. A Mission Dolores heir might be navigating probate on an Edwardian that hasn't been updated since the 1980s. We handle all of it. For more on our frequently asked questions about the process, our main FAQ page covers the full picture.
My property has liens or back property taxes. Does that kill the deal?
Liens and back taxes are common - especially on properties that have been in a family for years or went through financial hardship. They do not automatically disqualify a sale. In a cash transaction, liens are typically paid off at closing through the escrow account, using proceeds from the sale. The title company handles the payoff, and you receive whatever is left after the lien and any other closing costs are satisfied.
The key is knowing what is attached to the title before we close. We order a title search early in the process so there are no surprises. If the lien total is close to or exceeds the offer amount, we have an honest conversation with you about whether the deal makes sense. We do not pressure you to accept anything that doesn't work in your favor.
How does closing actually work in California - is it really that fast?
California is an escrow state, not an attorney-closing state. Your sale closes through a licensed escrow and title company - not a courthouse, not a handshake. Once you accept an offer, the escrow is opened, the title company orders a title search, and both sides sign escrow documents. For a cash transaction with no financing contingency, the process typically takes 7 to 21 days from signed agreement to funded close.
You choose the closing date within that range. If you need more time to move, we can extend. If you need to close fast - say, before a trustee's sale date or to avoid carrying another month of property taxes - we prioritize accordingly. The escrow company coordinates everything; you sign documents and receive your proceeds by wire or check at close.