You expect closing day to be straightforward. Then you see a line on your estimate called “transfer tax” and the number looks different depending on whether you sell in Belvedere or across the bridge in San Francisco. If you are planning proceeds for your next purchase, this detail matters.
In this guide, you will learn how Belvedere and Marin County handle documentary transfer tax, how San Francisco’s tiered system differs, who typically pays, and how to prepare your closing statement so there are no surprises. Let’s dive in.
California transfer tax basics
California allows counties and cities to collect a tax when a deed is recorded. You will hear it called a documentary transfer tax at the county level, or a municipal real property transfer tax in some cities.
The tax is based on the consideration for the transfer. Escrow and title teams calculate the amount and collect it at recording. The rules are set by local code, and exemptions may apply in defined situations.
Marin County and Belvedere: how it works
Belvedere and Tiburon are incorporated communities in Marin County. Deeds for properties in these towns record with the Marin County Recorder.
Marin County uses a uniform, per‑unit documentary transfer tax. That means the tax is calculated by applying a fixed multiplier to the full sale price, usually expressed as an amount per $500 or per $1,000 of consideration. It is not tiered by price.
The documentary transfer tax is separate from recording fees, escrow/title charges, and other closing costs. Escrow will add the tax as a line item on your closing statement and remit payment when the deed records.
Exemptions that may apply
Local practice recognizes certain exemptions defined in law. Common examples include some transfers between spouses or registered domestic partners, certain transfers incident to death or dissolution of marriage, and some corporate reorganizations. Correction deeds and reconveyances without consideration can be treated differently. Escrow will require documentation to support any exemption claim.
If you are selling in Tiburon rather than Belvedere, confirm whether there is any separate local tax. Many smaller cities do not impose an extra municipal transfer tax, but you should verify current rules with the city or your title officer.
San Francisco: tiered rates and entity rules
San Francisco administers a municipal real property transfer tax that uses brackets. The applicable rate is determined by the total consideration. When your sale falls into a higher bracket, the higher rate applies to the full consideration amount. For high‑value properties, this can create a much larger tax than a simple uniform county multiplier.
San Francisco also enforces transfer tax on certain entity transactions. A transfer of a controlling interest in an LLC or corporation that owns real property can trigger the tax even if no deed is recorded. These rules are technical and can affect how you structure a sale of an interest in an entity.
Escrow typically collects San Francisco transfer tax at or before recording. If an entity transfer is involved, additional filings and analysis are required.
Who pays and what to check in your contract
In California, payment of transfer taxes is negotiable. Many transactions assign the tax to the seller, but local custom and your purchase agreement control. Standard forms often address transfer taxes directly.
Always confirm the allocation in your accepted contract. If you want to change the default practice, negotiate it as part of your offer terms. Escrow will follow the signed instructions.
Impact on your net proceeds
Transfer tax reduces your net cash at closing. In Belvedere and Tiburon, the uniform per‑unit approach usually results in a modest dollar amount relative to high sale prices. In San Francisco, the tiered bracket structure can produce a more significant line item, especially for high‑value sales.
To plan accurately, request an early preliminary closing statement from escrow. Have your agent review it with you and confirm the transfer tax calculation, who is paying, and any applicable exemption.
Belvedere seller checklist
Use this quick list to keep your closing on track:
- Confirm jurisdiction. Your Belvedere or Tiburon deed records in Marin County. Escrow calculates the county documentary transfer tax.
- Verify local taxes. Ask your title officer if any city‑level transfer tax applies to your specific property.
- Check contract allocation. Confirm whether you or the buyer will pay the tax under your purchase agreement.
- Ask for a preliminary statement. Review transfer tax, prorations, commissions, and payoffs early to understand net proceeds.
- Document exemptions. If you believe an exemption applies, provide supporting documents to escrow promptly.
- Coordinate timing. Transfer tax is paid at recording. Ensure funds are available so recording is not delayed.
- Consider proceeds strategy. If you are buying next, align your closing date and funds flow to support your purchase.
Planning moves between SF and Marin
If you are relocating your life and equity from San Francisco to Belvedere or Tiburon, transfer tax can affect how you stage your transactions. A sale in San Francisco may have a larger tax impact on your net than a sale in Marin at the same price point. That difference may influence your list strategy, closing timelines, and bridge financing needs.
If you are selling an interest in an entity that owns San Francisco property, evaluate potential entity transfer tax exposure early. Your title officer may recommend involving a CPA or attorney to confirm obligations and filing requirements.
When to involve specialists
Most standard home sales are straightforward. Still, you should loop in the right professionals when any of the following apply:
- High‑value San Francisco sale that may cross a bracket threshold.
- Planned sale or transfer of interests in an LLC or corporation that owns real property.
- Family transfers, divorce, or estate situations where an exemption may apply.
- Complex consideration, such as non‑cash components or a significant credit.
Title and escrow teams calculate and collect the tax and will ask for documentation to validate exemptions. For complex scenarios, consult a real estate attorney or CPA in addition to your agent’s guidance.
What changes at close, in plain terms
- In Belvedere and Tiburon, expect a single documentary transfer tax calculated with a uniform multiplier applied to the sale price.
- In San Francisco, expect a bracketed transfer tax where the applicable rate is tied to your total consideration and can be much higher for large transactions.
- Who pays is negotiable. The purchase agreement controls.
- Escrow calculates, discloses on your statement, and pays the tax at recording.
Understanding these differences helps you plan net proceeds, negotiate allocation with confidence, and avoid last‑minute surprises.
Ready to sell in Belvedere or Tiburon?
You deserve precise guidance on the details that shape your outcome. With deep Marin expertise and a disciplined, concierge approach, we will help you model net proceeds, anticipate transfer tax, and structure a clean, timely close.
Request a private consultation & confidential home valuation with Stephanie Lamarre to plan your next move with clarity.
FAQs
What is the main difference between Belvedere and San Francisco transfer taxes?
- Belvedere follows Marin County’s uniform documentary transfer tax calculated with a fixed per‑unit multiplier, while San Francisco uses tiered brackets where the rate applied to the full price increases at higher price levels.
Who typically pays transfer tax in a Belvedere home sale?
- It is negotiable. Many contracts assign payment to the seller, but your purchase agreement controls the allocation.
Are there transfer tax exemptions for family or estate transfers in Marin?
- Certain transfers between spouses or registered domestic partners and some transfers incident to death or divorce may qualify, subject to specific rules and documentation reviewed by escrow and the county.
How do entity transfers impact San Francisco transfer tax?
- A transfer of a controlling interest in an LLC or corporation that owns San Francisco real estate can trigger the city’s transfer tax even if no deed records, which requires additional analysis and filings.
When is transfer tax paid during closing?
- Transfer tax is paid at the time of recording. Escrow calculates the amount, includes it on your closing statement, and remits payment to the appropriate office when the deed records.
