Services · Moving to San Francisco
If you're moving to San Francisco for work, or coming back after a few years away, this page is for you. I'm Kevin Choy, a San Francisco native and Realtor with Vanguard Properties. I help out-of-town buyers figure out which neighborhoods fit their commute and lifestyle, learn what homes here actually sell for, and buy with confidence before they arrive. That means narrated video tours, a line-by-line disclosure review, offers built on real comparable sales, and me at your inspections when you can't be there.
Who this is for
I help people buying a home in San Francisco before they live here. Most are moving from New York or Los Angeles for a tech job, usually with a budget between $1.5M and $2M, and they start planning about six months out. Some are San Franciscans moving back after a few years away who know the city but not today's market.
You might be buying right away, or renting short term first while you get to know the city. Either way, the challenge is the same: you're making a major decision about a city you can't walk around every weekend. I live here with my wife and our two kids, I tour homes every week, and I can be your eyes and ears until you arrive.
Before you start
The biggest difference is that the list price usually isn't the price. Many San Francisco homes are listed low on purpose to draw a crowd, so the asking price tells you very little about what the home will sell for. My clients rely on me to pull comparable sales and tell them what a home is likely to take.
Much of the city's housing is decades old, and no two homes have aged the same way. My construction background helps me tell what's cosmetic and what's structural, and roughly what it costs to fix.
Competitive homes here can go into contract quickly. If you wait a week to think it over, the home may be gone.
In a condo, you own your unit outright. In a TIC (tenancy in common), you own a share of the whole building with the right to live in your unit. That difference affects financing, monthly costs, and resale. I walk every buyer through it before they consider one.
Many sellers provide inspection reports up front. Reading those well is a big part of deciding what to offer, and I go through them with you line by line.
“Since we were first time home buyers, only living in SF for about a year and a half, we had very little understanding of pricing, neighborhoods, disclosures, and all the other ways to navigate the housing market here. Kevin helped us through them all. … If you're new to the SF market or new to purchasing a home, I would highly recommend Kevin to work with.”
Ravi · Google reviewNeighborhoods
Start with how you'll live, not with a list of neighborhood names. In our first conversations I ask what you like to do when you're not working, what your interests and hobbies are, and where you work and how you'll get there. Your answers narrow the map fast.
West side
Usually cooler and cloudier, and quieter day to day.
North side
Busier, with the classic San Francisco character most people picture.
East side
Usually the sunniest and warmest part of the city.
South side
A bit cooler, mostly single family homes, and less busy or loud.
San Francisco has many microclimates, so the weather can change noticeably within a short drive.
Single family homes
Sunnyside, Bernal Heights, Mission Terrace, and Miraloma. At a $1.5M to $2M budget, these are where I usually begin a single family search.
Condos
NoPa, Noe Valley, Pacific Heights, Lower Pacific Heights, Russian Hill, and the Inner Richmond.
In San Francisco, things can change from one block to the next. Weather patterns, busy streets, nearby commercial or industrial buildings, and proximity to schools can all change how a home feels day to day. Those are things you only learn by being here, and they're a big part of what I point out on every tour.
If school assignment matters to you, SFUSD explains how enrollment and assignment work on its official enrollment page.
Want to go deeper? Browse my San Francisco neighborhood guides, including what living in the Sunset is like and my SoMa neighborhood guide.
Commute
Pick your commute first, then the neighborhood. A home you love can become a daily grind if it's on the wrong side of the city for your job.
If you're on the south side, living near a BART line makes a big difference. In most other parts of the city, you'll have bus or light rail access nearby. See the official BART system map and Muni service map.
If you commute to the South Bay, I'd look at the southern end of the city, along 280, for easier freeway access.
If you take Caltrain, I'd look at the east side of the city or Mission Bay. Caltrain lists its stops on its official stations page.
It depends on where your shuttle stops. Find out your pickup locations before we narrow neighborhoods.
Most of the neighborhoods I recommend are also easy to get to the freeway from. Travel times change with the time of day, so I'll help you think through the route rather than promise a number.
Remote touring
I tour homes for you and send narrated video walkthroughs. These aren't polished listing videos. I talk you through what I'd tell you if you were standing next to me:
You shouldn't need to fly out for a home that was never right for you. The tour here is a real example of what I send.
If you can visit
If you can visit, we make the most of every day. We'll usually see 8 to 10 homes a day, and I drive you between them so you see the city, not just the houses.
I'll take small detours along the way so you can see the main shopping and dining streets in each neighborhood. By the end of the trip, I have a much clearer picture of what you actually want, and you have a real feel for the neighborhoods instead of a list of names.
Offers and inspections
You can do almost all of it remotely, and I make sure you understand every step before you sign.
Before you write an offer, I email you my thoughts on the disclosure package, including any pest and home inspection reports, and the comparable sales. I recommend a price range based on those reports, the current market, and activity on that specific home. I ask the listing agent how many disclosure packages are out and how busy the open houses were.
We get on the phone and go through the comps and disclosures together, so nothing is left to guesswork.
I explain the offer contract line by line before you sign anything. Signing happens through DocuSign, so you can sign from anywhere.
In some cases, we may submit a preemptive offer to try to secure the home before the scheduled offer date.
If you order inspections, I'm there in person. I'll FaceTime you during the inspection or send you videos afterward.
All four buyers I've represented went into contract on their first or second offer.
“Our transaction was especially challenging due to a tight timeframe, but Kevin stepped up to the plate.”
Brett · Google reviewTimeline
Six months gives you time to do this well. Here's roughly how it goes.
First call. We confirm your timeline and what you're looking for. I set you up on a home search so you can see the sold prices of homes you favorite. That's how you learn the real market before you're ready to buy.
Lender introduction. I introduce you to local lenders I've worked with so you can get pre-underwritten. In a competitive market, that preparation lets you move fast.
I send narrated video tours, and if you can visit, we plan a house-hunting trip.
We review disclosures and comps together and write an offer built on real data.
I attend inspections for you and stay on top of the lender, listing agent, and title officer through closing.
“He was thoughtful, patient, attentive, and incredibly intentional about every listing he sent my way.”
Ken · Google reviewComing home
You know the city, but the market may surprise you. San Francisco has always changed in waves, from the Gold Rush to the dot-com boom to the tech era, and now AI.
Right now, low inventory and well-funded buyers are creating real competition. You need someone who will tell you the truth about whether you can afford a certain home in a certain neighborhood. I'd rather give you an honest answer early than let you chase homes that will sell above your budget.
Renting first
Some of my clients prefer to rent short term while they get to know the city. I usually point people to Airbnb, VRBO, Furnished Finder, and Blueground, and I'll ask my network if anyone knows of something available.
Renting first can buy you time. It also means moving twice, so it's worth thinking through before you decide.
If you're selling a San Francisco home because you're moving away, I can help with that too. My construction background helps me tell you which repairs are worth making before you sell and which ones won't pay you back.
“Learn the market, learn what you want in a home, get pre-underwritten, and be ready to move fast on a home you like. I'll be with you every step of the way.”
My advice to anyone moving here in the next six monthsFAQ
Yes. I tour homes for you and send narrated video walkthroughs, review disclosures with you by email and phone, and you sign through DocuSign. If you can visit, a house-hunting trip helps, but it isn't required.
About six months out is ideal. That gives you time to learn the market by watching sold prices, get pre-underwritten about three months before buying, and tour homes before you arrive.
Many homes are listed low to attract more buyers, so the asking price often isn't a good guide to value. I use comparable sales to estimate what a home is likely to sell for before you write an offer.
In a condo, you own your unit outright. In a TIC, you own a share of the whole building with the right to live in your unit. It affects financing, costs, and resale, so I explain it before you consider one.
I usually suggest looking at the southern end of the city, along 280, for easier freeway access. If you take Caltrain, the east side of the city or Mission Bay may make more sense.
Yes. I attend any inspections you order and FaceTime you during them or send videos afterward.
I usually point people to Airbnb, VRBO, Furnished Finder, and Blueground, and I'll ask my network if anyone knows of something available. My main focus is helping you buy.
Low inventory and well-funded buyers are creating real competition. I'll tell you honestly what your budget can buy in the neighborhoods you're considering.
Keep reading: how I work with buyers in San Francisco · my monthly San Francisco market updates · more about me
Let's talk about your move
Book a free 15-minute call and tell me where you're coming from, where you'll be working, and when you need to be here. I'll tell you honestly what your budget gets you, which neighborhoods I'd start with, and what I'd do in your position.
Book a Free 15-Minute Call