sell · south san francisco
Selling a home in South San Francisco
In South San Francisco, 72% of sales since January 2024 closed over asking, the 2nd-highest share of the 25 cities with 100+ sales in the last 12 months, with a median overbid of $110K. Here’s what the numbers say, what’s different about selling here, and the homes we’ve listed in and near South San Francisco.
south san francisco by the numbers
What the South San Francisco market says right now
South San Francisco closed 296 sales in the last 12 months, at the 3rd-lowest median price of the 25 cities with 100+ sales in the last 12 months. 20% of its sales since January 2024 closed under asking, the lowest share of those 25 cities. Price per square foot came in at $839 in July–September 2026, against its high of $952 in the three months ending June 2022.
- median sale price$1.25Mlast 12 months, 296 sales; Silicon Valley $1.65M
- over asking72%of 791 sales since January 2024; median overbid $110K
- $1.5M–2M84%of 137 sales in that band since January 2024 closed over asking
- best closing monthMay83% over asking, against 60% in January; October is busiest
Source: closed MLS sales, Boyenga Team analysis, October 2026. Recent 12 months = October 2025 to September 2026; over and under asking = January 2024 to September 2026; best month = averaged over 2012–2025. See South San Francisco by the numbers.
what’s different here
What sellers in South San Francisco should plan for
What we plan for on South San Francisco listings.
Bidding depends on the neighborhood
measured: 24 months
In the 24 months to October 27, 2026, among neighborhoods with 10+ sales, Serra Highlands & Buri Buri (9.4% over), Avalon, Brentwood & Southwood (8.5%) and Winston Manor (4.8%) sold furthest over asking, by the typical sale. Counting all home types, Sign Hill & Parkway (1.4% over; houses alone, 2.3%) and Paradise Valley & Terrabay (1.1% over; houses alone, 3.5%) were closest to asking. A citywide figure won’t price your house, so we start from your neighborhood’s record and your kind of home.
Houses, townhomes and condos
measured: houses vs. condos
75% of South San Francisco’s sales in the last 12 months were single-family houses. In the two years to October 27, 2026, 80% of house sales closed over asking, against 83% of the 18 townhome sales and 49% of the 127 condo sales. The typical condo sold for $770K and the typical townhome for $825K, against $1.3M for a house. Counting all home types, Sunshine Gardens sold a typical 4.0% over asking; its houses alone, 12.6% over.
Less bidding under $1 million
measured: by price band
From January 2024 to September 2026, 47% of 224 South San Francisco sales under $1 million closed over asking, against 81% of 416 between $1 million and $1.5 million and 84% of 137 between $1.5 million and $2 million. So we price against recent sales in your price band and neighborhood, not the city figure.
Flood and fire zones, in a few neighborhoods
measured: RL-8 lots
On South San Francisco’s 10,194 lots zoned RL-8, its low-density residential district, 59 (1%) have their parcel center in a FEMA high-risk flood zone, 58 of them in Orange Park & Mayfair Village (11% of its lots; 57 of those in zone AH). 728 (7%) are at least partly in a CAL FIRE fire hazard severity zone, all Moderate: 539 in Paradise Valley & Terrabay and 189 in Sunshine Gardens. Homes on other zoning, including the downtown residential districts, aren’t in those counts, so we check every address. If the house itself is in an A or V zone, lenders on federally backed mortgages require flood insurance, so we order a flood zone determination before launch.
Timing and transfer tax
measured and county
Averaged over 2012–2025, May closings sold over asking most often (83%), January least (60%); October has the most closings. A May closing typically means an accepted offer in April, with the listing before that. South San Francisco adds no city transfer tax, so the San Mateo County tax of $1.10 per $1,000 comes to $1,375 on a $1.25 million sale. By local custom the seller pays it, and in San Mateo County the buyer usually pays the escrow fee and the owner’s title policy, the reverse of Santa Clara County. All of it is negotiable, and the purchase contract decides.
Best month to sell in South San Francisco · San Mateo County transfer tax
our sales
Homes we’ve listed and sold in and near South San Francisco
Since 2018 we’ve matched two South San Francisco sales to MLS records: one home we listed and one where we represented the buyer. The home we listed:
sold Oct 2018 · south san francisco
$1.02M
601 Walnut Avenue · Sign Hill & Parkway
4 bd · 2 ba · 1,530 sq ft
5.1% over the final list price of $975KListed by the Boyenga Team at Compass
For the one home we listed here, the sold record shows the final list price: it closed over asking. The final list price is the asking price after any price changes. Source: closed MLS records, read October 27, 2026.
The homes we’ve listed closest to South San Francisco, in nearby cities:
sold Apr 2023 · san bruno
$1.25M
2280 Evergreen Drive · Rollingwood & Monte Verde
3 bd · 2 ba · 1,140 sq ft
Listed by the Boyenga Team at Compass
sold Apr 2022 · san mateo
$1.73M
1701 Peck Avenue · Shoreview & Parkside
3 bd · 2 ba · 1,150 sq ft
Listed by the Boyenga Team at Compass
sold Oct 2018 · san mateo
$1.53M
815 9th Avenue · Downtown & Central
2 bd · 2 ba · 1,423 sq ft
Listed by the Boyenga Team at Compass
sold Jun 2020 · san mateo
$1.30M
1619 Echo Avenue · Shoreview & Parkside
3 bd · 2 ba · 1,584 sq ft
Listed by the Boyenga Team at Compass
sold Mar 2026 · san mateo
$2.30M
637 Vanessa Drive · Sunnybrae & 19th Avenue Park
3 bd · 2 ba · 1,400 sq ft
Listed by the Boyenga Team at Compass
South San Francisco neighborhoods with our sales (listing and buyer side): Orange Park & Mayfair Village (1), Sign Hill & Parkway (1).
our plan
How we’d sell your South San Francisco home
The same Property Nerd plan we run on every listing, tuned to South San Francisco.
Price against the right sales
We start with the closest recent sales in your neighborhood and of your kind of house, then read the competition that week. In South San Francisco, where 72% of sales since January 2024 closed over asking, that means pricing to your neighborhood’s record and your kind of home.
Prepare what buyers notice
Paint, light, landscaping and staging, budgeted in the Prep Lab, with Compass Concierge to front eligible costs. For a condo, where 49% of sales in the two years to October 27, 2026 closed over asking, preparation and price have to be right on day one.
Disclose early
Inspections and disclosures ready before launch, so buyers make offers on facts. In Orange Park & Mayfair Village that includes a flood zone determination; in Paradise Valley & Terrabay and Sunshine Gardens, the fire zone for the address.
Launch on purpose
A private or Coming Soon start if it fits, then the full launch; the Launch Lab shows the plan. May closings sold over asking most often, so a spring sale is planned in winter.
Negotiate and close
We compare offers on price, terms and certainty, then run escrow to closing.
The South San Francisco data series
our own analysis
More from the series
by price and place
Seller tools
plan your numbers
Looking for an agent rather than a plan? Meet Eric & Janelle Boyenga · South San Francisco neighborhood guides
questions
Questions South San Francisco sellers ask us
How often do South San Francisco homes sell over asking?
From January 2024 to September 2026, 72% of 791 South San Francisco sales closed above the final list price, the 2nd-highest share of the 25 cities with 100+ sales in the last 12 months, with a median overbid of $110K. 20% closed below it, with a median discount of $29K. In the $1.5M–2M band, 84% of 137 sales closed over asking. Across Silicon Valley, 60% closed over asking.
When is the best time to sell in South San Francisco?
Averaged over 2012–2025, South San Francisco closings in May sold over asking most often (83%) and January closings least often (60%). October has the most closings. A May closing typically means an accepted offer in April, with the listing before that.
Is my South San Francisco house in a flood zone?
On the city’s 10,194 lots zoned RL-8, few are: 59 (1%) have their parcel center in a FEMA high-risk flood zone, 58 of them in Orange Park & Mayfair Village. Homes on other zoning, including the downtown residential districts, aren’t in that count, so we check every address. Maps change, so we check the current FEMA map. If the house itself is in an A or V zone, lenders on federally backed mortgages require flood insurance; a flood zone determination for the address settles it.
Is my South San Francisco house in a fire hazard zone?
728 of the city’s 10,194 lots zoned RL-8 (7%) are at least partly in a CAL FIRE fire hazard severity zone, all of them Moderate: 539 in Paradise Valley & Terrabay and 189 in Sunshine Gardens. None touch a High or Very High zone. Homes on other zoning aren’t in that count, so we check every address. A seller’s natural hazard disclosure report states the zones for the property.
How do South San Francisco condos and townhomes sell?
In the two years to October 27, 2026, 145 condos and townhomes sold in South San Francisco: 18 townhomes and 127 condos. The typical townhome sold for $825K and the typical condo for $770K, against $1.3M for a typical house. 83% of townhome sales and 49% of condo sales closed over the final list price, against 80% of house sales.
Does South San Francisco charge a transfer tax?
No. South San Francisco adds no city transfer tax, so only the San Mateo County tax applies: $1.10 per $1,000 of the sale price, or $1,375 on a $1.25 million sale. By local custom the seller pays the county tax, and in San Mateo County the buyer usually pays the escrow fee and the owner’s title policy, the reverse of Santa Clara County. All of it is negotiable, and the purchase contract decides.
What do you charge to sell a South San Francisco home?
Commissions are negotiable. We offer bundled services, so ask us what’s included.
talk to a property nerd
Thinking about selling in South San Francisco?
We’ll pull the closest sales to your house, walk through prep and timing, and tell you what we’d do. No pressure and no obligation.
eric boyenga dre 01254725 · janelle boyenga dre 01254724 · compass · equal housing opportunity
Thinking about selling in South San Francisco? Send us a note.
Eric & Janelle Boyenga
Realtors DRE01254724 / 01254725
Realtors DRE01254724 / 01254725