1. Start with an honest valuation
A useful valuation for a Bernal house compares closed single-family sales in the same part of the hill and adjusts for what buyers here actually pay for: permitted square footage, level of finish, view, parking, and how much work the next owner inherits. Online estimates often miss these, especially where lower-level space is unpermitted or lots are unusually steep.
Thomas prepares a written comparative market analysis that shows each comparable sale, each adjustment, and the reasoning — so you can disagree with a specific assumption instead of a single number.
2. Resolve questions before buyers ask them
- Pre-sale inspections. A general property inspection and a pest report, and often a roof and sewer-lateral inspection, let buyers price the house with confidence and reduce renegotiation.
- Permit review. Pull the permit history early. If the marketing will describe a lower-level room, know what the record says and how to disclose it accurately.
- Targeted repairs. Fix items that scare buyers out of proportion to their cost (active leaks, safety issues, obvious deferred maintenance); leave major renovation decisions to the buyer.
- Presentation. Paint, lighting, landscaping, and staging matter in a neighborhood where many houses are small; they help buyers understand how the space lives.
Thomas’s perspective · opinion
In Bernal the square-footage conversation can make or break a sale. I would rather disclose a lower level plainly and price it correctly than have a buyer’s agent discover the permit gap in week two of escrow.
3. Pricing and the offer date
Sellers generally choose between listing near expected value and listing somewhat below it to draw a wider pool of buyers to an offer date. Both can work; each has risks. Listing prices must still be a price at which the seller would genuinely consider selling. The right choice depends on current inventory, how comparable listings are performing, and how unusual the house is. See the Bernal Heights market report for current single-family data.
4. Know your costs and taxes
| Cost | Notes |
|---|---|
| San Francisco transfer tax | Tiered by sale price; customarily paid by the seller in SF, negotiable. Current rates. |
| Brokerage compensation | Negotiable and set by written agreement. |
| Escrow & title | Split according to the purchase contract and local custom. |
| Pre-sale inspections, repairs, staging | Paid up front; usually recovered in a cleaner sale. |
| Capital gains | The primary-residence exclusion has limits; talk to a CPA before listing. |
For owners 55+ or moving after a disaster
California’s Proposition 19 allows eligible homeowners to transfer their property-tax base to a replacement home anywhere in the state, subject to rules and limits. See the State Board of Equalization and confirm eligibility with a tax professional.
5. If the house is occupied or has a second unit
Selling a house with a tenant, or with an in-law unit, raises questions about notice, showings, disclosure, and what a buyer can do after closing. Get advice from a real estate attorney before listing. Thomas’s multifamily experience helps in marketing these properties accurately to both owner-occupant and investor buyers.
6. A typical timeline
- Weeks 1–2: valuation, permit review, inspections ordered.
- Weeks 3–5: repairs, painting, staging, photography, disclosure packet.
- Weeks 6–7: on market, open houses, offer date.
- Weeks 8–11: escrow and closing, typically about 21–30 days after acceptance.