Thinking about crossing the Golden Gate for more space and sunshine in Corte Madera, but worried about moving twice? You are not alone. Coordinating a San Francisco sale with a Marin purchase can feel like a high-wire act. With the right plan, you can sell in SF, buy in Corte Madera, and make only one move. In this guide, you will see proven timelines, financing options, and rent-back strategies that keep you in control and out of short-term rentals. Let’s dive in.

Your one-move game plan

Four proven paths

• Sell first with a rent-back

  • What it is: You close on your SF sale, then remain in the home for an agreed period while you close on your Corte Madera purchase.
  • Why it works: Avoids temporary financing and still lets you move once. The rent-back terms must be clear and acceptable to the buyer and lender.
  • Watchouts: Buyers may resist longer rent-backs. Insurance and liability need to be addressed in writing.

• Buy first with temporary financing

  • What it is: Use a bridge loan, HELOC, securities line, or cash to buy in Corte Madera before selling SF.
  • Why it works: Your offer is more competitive and you control timing. You move once, then list SF.
  • Watchouts: Short-term carrying costs and stricter lender underwriting while you hold two homes.

• Contingent offer on your Corte Madera home

  • What it is: Your purchase is contingent on the sale of your SF property within a set period.
  • Why it works: No temporary financing and simpler sequencing.
  • Watchouts: Less competitive in multiple-offer situations. Sellers may decline.

• Coordinated or simultaneous closings

  • What it is: Both transactions fund on the same day so you move door to door.
  • Why it works: One clean move, no rent owed.
  • Watchouts: Requires precise escrow coordination. One delay can push everything.

Choose the right path for you

• Market dynamics: SF may give you leverage on rent-back terms if your listing draws strong interest. Corte Madera sellers often prefer clean, non-contingent offers.
• Cash and credit access: More liquid buyers can bridge and write stronger offers.
• Timing needs: If you must be in Marin fast, buying first may be best.
• Risk tolerance: If carrying two homes for a short period is stressful, lean toward sell-first with a rent-back.

How rent-backs work in California

A rent-back lets you stay in your SF home after closing for an agreed duration. Common lengths range from a few days to 30 to 60 days, and the fee can be a daily rate or a flat amount. The agreement should spell out dates, rent, security deposit, insurance, utilities, access, move-out condition, and what happens if you overstay.

• Key provisions to include

  • Exact possession dates, rent amount, and payment schedule.
  • Security deposit and the process to return it.
  • Insurance obligations and proof of coverage.
  • Responsibility for utilities and property condition at move-out.
  • Holdover penalties that discourage late departure.

• Insurance and legal context

  • Once title transfers, short-term occupancy can fall under landlord-tenant rules. Review expectations and keep the term short.
  • Most lenders require proof of hazard insurance at funding on the buyer side. The seller often carries a renter’s policy for personal property and liability while staying in the home.
  • For a plain-English overview of landlord-tenant basics in California, review the state’s guide from the California Department of Consumer Affairs.

Financing to buy first, then sell

If you want to write a non-contingent offer in Corte Madera, you can bridge the gap between purchases.

• Bridge loan

  • Short-term, often interest-only, usually 3 to 12 months. Expect higher rates and fees than a standard mortgage.
  • Lenders look at your equity, combined debt-to-income, and projected sale proceeds. Some require your SF home to be listed or under contract.
  • Learn the basics with this overview of bridge loans from Bankrate and Investopedia.

• HELOC or home equity loan on your SF home

  • Access equity for the Corte Madera down payment. Fees are often lower than a dedicated bridge loan.
  • A new line can affect your debt-to-income ratio for the new mortgage.
  • Review HELOC fundamentals from the Consumer Financial Protection Bureau.

• Portfolio and jumbo solutions

  • Some local lenders hold loans in-house and offer more flexible structures. Expect tradeoffs in rate and fees for that flexibility.

• Cash or securities line

  • Using cash or a pledged asset line avoids mortgage bridge costs, but investment and tax considerations apply.

• Carrying costs to budget

  • Interest and fees on the bridge or HELOC, homeowners insurance on both homes, property taxes, HOA dues if applicable, utilities, maintenance, and closing costs on both transactions.

For potential tax implications of selling a primary residence, see IRS Publication 523 and consult your tax advisor.

A sample 8 to 12 week timeline

The exact days vary by market speed and lender timelines. Here are two common, one-move paths.

Example A: Sell first with a rent-back

1. Prep and list SF home. Target contract within 1 to 2 weeks.
2. Negotiate a written seller rent-back as part of your accepted offer.
3. Close SF escrow in about 30 days, then remain in the home under the rent-back.
4. Make an offer and open escrow on your Corte Madera home.
5. Complete inspections, appraisal, and loan approval. Aim to close within your rent-back window.
6. Move once from SF to Corte Madera and complete a move-out inspection.

Example B: Buy first with a bridge or HELOC

1. Get pre-approved for temporary financing and your purchase mortgage.
2. Write a clean, non-contingent offer in Corte Madera and close in 30 to 45 days.
3. Move into your new home.
4. List your SF home within 1 to 2 weeks and complete that sale.

Vendor coordination checklist

• Agent team: Align pricing, timing, rent-back terms, and contingency windows across both escrows.
• Lender: Sequence appraisals and underwriting to match your rent-back or bridge timeline.
• Escrow and title: Coordinate funding dates, security deposit handling, and possession.
• Inspectors and contractors: Book early for quick reports and quotes.
• Movers and storage: Reserve flexible pickup and delivery, with a backup provider. Consider a portable storage pod if timing slips.
• Cleaning and staging: Plan final clean and move-out touch-ups to match possession dates.
• Insurance: Confirm effective dates for both properties so coverage never lapses.
• Utilities and services: Arrange disconnect and connect dates with brief overlap.

Risk management and buffers

Even well-planned moves hit snags. Build in protection early.

• Add buffer days. Target a 7 to 14 day cushion inside your rent-back or closing window.
• Put holdover penalties in writing. Clear daily fees incentivize an on-time move-out.
• Get full pre-approval, including bridge options. This helps you pivot quickly if the market shifts.
• Keep a backup plan. Price an emergency short-term rental and storage into your budget.
• Choose experienced escrow officers. Cross-county, same-day closings require steady hands.

Local SF to Corte Madera logistics

• Traffic and tolls: Schedule your move to avoid peak commute windows on the Golden Gate Bridge. Mid-week and midday moves often run smoother.
• Parking and permits: San Francisco often requires curb permits for large trucks or storage pods. Review current guidance on city sites before booking.
• County and city references: For transfer taxes in San Francisco, consult the SF Treasurer and Tax Collector. For Marin recording and assessor resources, see Marin County’s official site.

Next steps

• Discuss strategy. Decide whether rent-back, bridge financing, or a coordinated close best fits your goals.
• Get lending clarity. Ask your lender for a side-by-side cost model that shows carrying costs for any overlap.
• Align timelines. Map inspection windows, appraisal dates, and escrow closes so you can move once.
• Prepare vendors. Book movers and storage with flexible terms, and confirm insurance start dates.
• Loop in your tax advisor. Confirm potential tax considerations related to sale proceeds and timing.

If you want a one-move plan tailored to your home and timeline, connect with the team that does this every week on both sides of the bridge. Reach out to Domain SF Marin to start your plan today.

FAQs

How does a rent-back help me avoid a double move?

• A short rent-back lets you close your SF sale, remain in the home for an agreed period, then move directly into your Corte Madera home at that purchase closing.

What should a California rent-back agreement include?

• It should specify dates, rent, security deposit, insurance, utilities, move-out condition, buyer access, and holdover penalties, all in a signed addendum.

Is a contingent offer competitive in Corte Madera?

• It can work, but sellers often prefer clean offers; your odds improve with strong pricing, short timelines, or alternative strategies like a rent-back or bridge.

What does a bridge loan typically cost?

• Bridge loans are short-term with higher rates and fees than standard mortgages; get written quotes and include interest, fees, and overlap costs in your budget.

Can I use a HELOC on my SF home for the Corte Madera down payment?

• Yes, many buyers use a HELOC to access equity; confirm how the new line affects your debt-to-income with your lender before you write an offer.

What happens if my closing is delayed and I exceed the rent-back period?

• Your agreement should outline holdover penalties and remedies; without clear terms, the buyer may pursue legal remedies allowed by law.

Do I need insurance on both homes if I own them at the same time?

• Yes, maintain appropriate coverage on both properties during any overlap; most lenders require proof of hazard insurance at funding.