by felipedebedout1 
Buying a home in San Francisco in 2025 comes with plenty of excitement—and more than a few curveballs. The City’s neighborhoods vary wildly in climate, elevation, vibe, and yes, even the ground they sit on. While it might be sunny and warm in Potrero Hill, it could be foggy and cool just a few miles away in the Richmond. Some areas are built on rock-solid bedrock, others on fill that’s more vulnerable in earthquakes.
All of this to say: buying a home in San Francisco is not your average real estate experience. That dreamy Victorian might have a $300,000 foundation issue. Does that mean you shouldn’t buy it? Not necessarily—but you do need to walk in with your eyes wide open and your strategy dialed in.
Here’s how to do just that—with ten tips tailored specifically for buying real estate in San Francisco in 2025.
1. Know What You Can Actually Afford (Not Just What the Calculator Says)
Before you fall in love with that charming home in Noe Valley, take a serious look at the full cost of homeownership in The City. Between property taxes, insurance, earthquake retrofitting, and maintenance, expenses can climb fast.
And if you’re considering a condo, don’t overlook those HOA dues. Nobody loves paying them, but they often cover key services and repairs that you’d otherwise handle on your own. Homeownership isn’t for the weak—but with the right budget, it’s absolutely worth it.
2. Shop Around for Mortgage Rates (And Think Ahead)
With interest rates still a hot topic in 2025, getting multiple quotes from lenders is a must. Don’t settle for the first number you’re offered—rates and terms can vary significantly.
ARM loans (adjustable-rate mortgages) are popular right now because of their lower starting rates and the bet that rates will drop in a few years. If you’re going with a fixed-rate loan, make sure you understand your refinancing options and fees—they could come into play sooner than you think.
Not sure where to start? Ask your Realtor. A great agent keeps tabs on the best lenders in San Francisco, and can connect you with someone who closes quickly and offers competitive rates—which can make all the difference in a multiple-offer situation.
3. Be Prepared for Competitive Bidding… Or Maybe Not?
The San Francisco housing market in 2025 is still as hyperlocal as ever. Some neighborhoods, like Bernal Heights or Glen Park, are seeing heavy competition with homes flying off the market. Others, like certain parts of SoMa or the Tenderloin, may offer more negotiating room.
This is where having a Realtor who tours homes weekly and tracks market behavior really helps. We’ll tell you where homes are getting 20+ offers—and where a well-timed, thoughtful offer can land you a great deal without a bidding war.
4. Make Sure the Home Will Let You Do What You Want With It
That “perfect fixer” may not be so perfect if you can’t get your plans approved. Whether you’re dreaming of adding an ADU, building upward, or simply opening up the kitchen, you need to check zoning, planning, and permit requirements first or if you want a Condo or a TIC what do the CC&R says?
San Francisco has some of the strictest building codes in the country, and delays are common. If remodeling is part of your plan, your Realtor should help you investigate what’s realistic before you commit.
5. Look at Off-Market and “Coming Soon” Homes
In a tight market, some of the best opportunities never hit Zillow or Redfin. At Vanguard Properties, we often know about off-market and “coming soon” listings that you won’t find online.
Getting early access means less competition and more room to negotiate. Another reminder that a well-connected agent isn’t just nice to have—it’s a strategic advantage.
6. Understand What’s Possible and What’s a Deal-Breaker
You might find a place that needs a little love—or a lot of it. But that doesn’t always mean it’s a no-go. Maybe it’s a big repair you’re willing to take on if the price is right. Maybe the location makes it worth the work.
With solid information and the right guidance, you can figure out what’s manageable and what’s too much. The key is knowing where to bend—and where to walk away.
7. Don’t Just Tour the Home—Make a Great Impression
Yes, even in a competitive market, being polite and professional can give you an edge. This is a relationship-based industry, and agents talk. If the listing agent knows and respects your Realtor—or if you come across as solid, easy to work with, and ready to close—that can absolutely tip the scales in your favor.
Be warm, be curious, and show that you’re serious about the home. You’d be surprised how far a good impression can go in getting your offer accepted.
8. Read the Disclosures (Yes, All of Them)
You’ve found the house. You’re ready to make an offer!
Not so fast.
In San Francisco, sellers are required by law to disclose anything that materially affects the property. If they don’t, they could be on the hook for legal consequences down the road. That means these disclosures aren’t just paperwork—they’re the key to making an informed (and smart) decision.
A good agent won’t just hand you the packet—they’ll walk you through it. We’ll help you focus on the major items, avoid surprises, and decide when something’s a red flag or just part of owning an older home in San Francisco.
9. Learn the Micro-Market You’re Buying Into
San Francisco isn’t one market—it’s a mosaic of micro-markets, each with its own trends and momentum. A Craftsman in the Inner Sunset might get 20 offers. A condo a mile away could sit for weeks.
Experienced Realtors who are out touring properties and chatting with other agents every week know what’s hot and what’s not. That kind of knowledge helps you make a smart offer, protect your investment, and avoid overpaying just because a place looks nice.
10. Work with an Experienced San Francisco Realtor Who Does More Than Open Doors
Here’s the truth: the right Realtor can make or break your experience. A great one will:
✅ Help you avoid costly mistakes
✅ Give you honest, street-level insight into SF neighborhoods
✅ Make sure you’re not overpaying
✅ Walk you through disclosures and flag big issues
✅ Guide you through every twist and turn of SF’s complex process
✅ Leverage off-market access and agent relationships
✅ Track what’s happening in each micro-market
✅ Negotiate on your behalf when emotions are running high—because let’s be real, buying a home is personal
Buying a home in San Francisco is a big deal. But with the right guidance, it can be empowering, rewarding—and even a little fun.
Curious about working together? Let’s set up a time to chat and see if we’re a good fit. Click the Contact button or simply give me a call at 415.212.2455.
And stay tuned—my next article will dive into how to choose the right Realtor in San Francisco and what qualities to look for. You won’t want to miss it.
