Selling in San Rafael and trying to pin down your net proceeds before you list? You are not alone. Closing costs can feel opaque, and the timing of each item can affect when you move and how much you take home. In this guide, you will see what sellers in Marin typically pay, local customs to confirm, clear net sheet examples, and a simple timeline and checklist. Let’s dive in.
Seller closing costs at a glance
Here are the major line items most San Rafael sellers should plan for. Actual charges depend on your contract, service providers, and the calendar date of closing.
- Broker commission: typically 5 to 6 percent of the sale price. This is usually the largest seller expense and is negotiable.
- Documentary transfer tax and recording: counties charge a documentary transfer tax at recording. In many Bay Area counties it is about 0.11 percent of the sale price. Confirm the current Marin County rate and whether any city-level tax applies in San Rafael. Recording fees and misc charges often run a few hundred dollars.
- Escrow and title fees: combined seller portion often ranges from roughly $1,000 to $3,500 or more, depending on price and complexity. Local custom often has the seller paying the owner’s title policy while the buyer pays the lender’s policy. Escrow fees may be split or allocated per contract.
- Payoff of existing loans and lien releases: your mortgage balance, accrued interest, and any lender fees are paid at closing. Reconveyance or release recording fees can apply.
- Prorations and adjustments: property taxes, HOA dues, and utilities are prorated so you pay for your period of ownership in the current cycle.
- HOA resale package and estoppel: if your home is in an HOA, expect an HOA document fee, commonly $150 to $500. Rush service costs more.
- Inspections and repairs: seller-paid pest or termite inspection is common, often $150 to $400, plus any agreed repairs or credits negotiated with the buyer.
- Home warranty (optional): some sellers provide a one-year warranty for the buyer, typically $300 to $700.
- Pre-list expenses: staging, photography, and pre-sale repairs are not closing costs, but they affect your net and timeline, so include them in your planning.
- Escrow holdbacks and tax withholdings (situational): certain tax rules, such as FIRPTA for foreign sellers, can apply. Consult your tax advisor.
Marin and San Rafael norms to know
A few local practices can influence who pays what and when you close. Customs can vary by contract, so confirm with your escrow officer.
- Transfer tax specifics: plan for a county documentary transfer tax, often around 0.11 percent in many Bay Area counties. Verify Marin County’s current rate and check whether the City of San Rafael imposes any city transfer tax.
- Title and escrow allocation: in Northern California, it is common for the seller to pay the owner’s title policy and the transfer tax, while the buyer pays the lender’s policy. Escrow fees are often split 50/50 or assigned per contract.
- HOA requirements: HOA document packages and estoppels typically cost $150 to $500 and can take several business days to 2 or more weeks. Order early to avoid delays.
- Safety and compliance items: California requires working smoke and carbon monoxide detectors and water heater bracing in many cases. In parts of Marin, wildfire prevention and defensible-space guidelines may be relevant. If the property uses a private septic system, the county may require inspection or documentation. Confirm any parcel-specific requirements with local departments.
- Point-of-sale programs: some California municipalities have resale inspection or certification programs. Do not assume a universal rule. Check with the City of San Rafael and Marin County for the specific address.
- Property tax proration and supplemental bills: taxes are prorated at closing based on assessed value and the closing date. Buyers can receive separate supplemental assessments after the sale. Sellers should disclose any known supplemental billings.
What this means for your net
Your commission and mortgage payoff are the largest drivers of your net proceeds. Transfer tax, escrow and title fees, HOA documents, and prorations add up as well. The examples below use rounded figures to help you plan. Replace the assumptions with your actual numbers for a custom net sheet.
Example A: Single-family home at $1,200,000
Assumptions: commission 5.5 percent total, county transfer tax 0.11 percent, seller share of escrow and title $2,500, HOA estoppel $300 if applicable, pest and small repairs $600, optional home warranty $500, property tax proration estimated at half a year using a 1.1 percent rate, recording/payoff fees $300, mortgage payoff $500,000.
- Sale price: $1,200,000
- Broker commission (5.5%): $66,000
- County transfer tax (0.11%): $1,320
- Escrow and title (seller share): $2,500
- HOA estoppel: $300
- Pest/repairs: $600
- Home warranty: $500
- Prorated property taxes (approx. 6 months at 1.1%): $6,600
- Recording/payoff related fees: $300
- Gross proceeds before payoff: $1,200,000 minus the above costs = $1,122,880
- Mortgage payoff: $500,000
- Approximate cash to seller: $622,880
Change any single line item and the net shifts. Commission, payoff, and repairs usually move the needle the most.
Example B: Condo in San Rafael at $850,000
Assumptions: commission 5.5 percent total, county transfer tax 0.11 percent, seller share of escrow and title $2,000, HOA estoppel $350, pest $300, optional home warranty $400, property tax proration estimated at half a year using a 1.1 percent rate, recording/payoff fees $200, mortgage payoff $300,000.
- Sale price: $850,000
- Broker commission (5.5%): $46,750
- County transfer tax (0.11%): $935
- Escrow and title (seller share): $2,000
- HOA estoppel: $350
- Pest: $300
- Home warranty: $400
- Prorated property taxes (approx. 6 months at 1.1%): $4,675
- Recording/payoff fees: $200
- Gross proceeds before payoff: $794,390
- Mortgage payoff: $300,000
- Approximate cash to seller: $494,390
These are planning figures. For your exact numbers, your escrow officer can quote current fees, your lender can provide a payoff demand, and the Marin County Recorder can confirm transfer tax and recording charges.
Timing and escrow checklist
Most San Rafael escrows run 30 to 45 days. To keep your closing on track and protect your net, follow this simple checklist.
- Request a current payoff figure from your lender early. Payoff demands expire, so update it close to signing.
- Open escrow and order a preliminary title review to surface any liens or encumbrances.
- If in an HOA, order the resale package and estoppel immediately after you accept an offer. Ask about standard and rush timelines.
- Complete your required seller disclosures promptly, including the Transfer Disclosure Statement and Natural Hazard Disclosure. Add lead-based paint disclosure for pre-1978 homes.
- Schedule inspections you expect buyers to request, such as pest or any municipal items. Completing these early can speed negotiations.
- Confirm the current documentary transfer tax and recording fees for your property with county and city offices.
- Provide IDs and signing authority to escrow, and confirm which fees will be deducted at closing.
- Build a buffer in your schedule for HOA document timing, lender underwriting on the buyer side, and any municipal checks.
Smart ways to lower surprises
- Ask escrow and title for written fee quotes before you list so you can model your net accurately.
- Order HOA documents on day one after ratification to avoid delays and rush fees.
- Consider a pest inspection before going to market so you can address small items or price accordingly.
- Decide in advance whether you will offer a home warranty and at what coverage level.
- Clarify in the offer which party pays for owner’s and lender’s title policies, escrow fees, and transfer tax.
- Expect prorations to be several thousand dollars in many Marin closings, given values and tax rates. Build that into your plan.
- Keep renovation, staging, and pre-list costs on a separate budget so you track your true net proceeds.
Who pays which fees?
While everything is negotiable, here is what is common in Marin. Always confirm in your contract and with escrow.
- Transfer tax: usually paid by the seller.
- Owner’s title policy: often paid by the seller. Lender’s policy is typically paid by the buyer.
- Escrow fee: commonly split, but allocation varies by contract and company.
- HOA estoppel/resale package: typically paid by the seller.
- Repairs and credits: paid by the seller if agreed in the contract.
- Prorations: each party pays the portion for their time of ownership.
- Home warranty: optional, sometimes provided by the seller as a buyer benefit.
Final thoughts
A smooth Marin closing starts with clarity on who pays what, realistic timing, and early coordination with escrow, your lender, and your HOA. With accurate quotes and a proactive checklist, you can set expectations, reduce stress, and protect your net proceeds.
If you would like a confidential, property-specific net sheet and a plan to maximize your outcome, schedule a private consultation with Stephanie Pratt.
FAQs
Who typically pays the Marin transfer tax in San Rafael?
- In many Marin transactions the seller pays the county documentary transfer tax, and any city transfer tax depends on local rules, so confirm for your address with county and city offices.
How are escrow and title fees split in Marin County?
- It is negotiable, but it is common for sellers to pay the owner’s title policy while escrow fees are split or allocated by contract and buyers pay the lender’s policy.
What are typical HOA estoppel or resale package costs?
- Many HOAs charge about $150 to $500 for required seller documents, with higher fees for rush service and additional requests.
How long does escrow take in San Rafael?
- Standard escrows often run 30 to 45 days, with timing influenced by HOA document turnaround, buyer financing, and any municipal checks.
How are property taxes handled at closing?
- Property taxes are prorated based on your period of ownership in the current tax cycle, with exact amounts calculated by escrow using assessed value and the closing date.
Do sellers have to make repairs before closing?
- Only if required by the contract or agreed during negotiations; many sellers address key items or offer credits based on inspection findings.
What if my home has a septic system or is in a high fire zone?
- Marin properties with private septic may need inspection or documentation, and homes in high fire areas may need defensible-space measures, so check requirements for your specific parcel with local departments.
