A couple who recently requested a consultation was contemplating their single-family home in the Richmond district, where they had lived for nearly 30 years. Since their son's family moved to the East Bay, it has become less convenient for them to visit, and they found the stairs and yard maintenance of their current home to be burdensome. However, making this decision in San Francisco can feel a bit more complicated than in other cities. Let's break down the reasons one by one.

The Richmond district typically has less burden from summer cooling costs due to frequent fog, but there are heating efficiency issues common in older homes. The couple showed their winter heating bills and asked for help with this aspect as well.

First, let's talk about electricity costs. As of March 2026, PG&E's average bundled rate is 39.25 cents per kWh, which is double the national average of about 19 cents. In simple terms, if your electricity bill is $100 in another area, it could be close to $200 here. However, with a rate reduction effective January 2026, it is currently 11 percent lower than in January 2024, so it can be seen as an improvement.

Let's also touch on the difference in home prices. As of May 2026, the median sale price for all of San Francisco is $1,762,000, which is a 9.6 percent increase from a year ago. In February of the same year, the median price for condos was around $1,020,000. This means there is a gap of over $700,000 between single-family homes and condos, which implies that selling a single-family home and moving to a condo could provide significant extra funds.

However, condos come with a fixed monthly expense known as HOA fees. In San Francisco, you can typically expect these fees to range from $300 to $700 per month, and for luxury buildings, they can exceed $1,200 to $3,500. Research shows that HOA fees have increased by about 26 percent from 2019 to 2024, attributed to rising insurance costs and new state law requirements for regular balcony inspections. It's important to note that condos are not necessarily a cheaper option.

To put it simply, many homes in San Francisco are nearly 100 years old, and it is common for them to lack adequate insulation. If windows have not been replaced or insulation reinforced, winter heating bills could be significantly higher than expected. Condos tend to be newer buildings with better insulation performance, but this can vary by building, so it's essential to check before purchasing.

Property taxes are based on the purchase price due to California's Prop 13, and the annual increase is also limited. If you are over 55, Prop 19 allows you to transfer the property tax basis from your current home to a new one, applicable up to three times for life, regardless of where you move in California, including the East Bay, and this has been in effect since April 2021. It's worth remembering that you can still benefit from this even if you move across counties to be near your children.

The school district was no longer a major consideration for this couple. Since their children are already independent, they prioritized practical living conveniences such as access to hospitals, public transportation, and the presence of elevators in condo buildings when selecting properties.

Ultimately, the couple decided to look at several condos in the East Bay where their son lives, and they mentioned that being able to transfer their property tax basis significantly eased the burden of moving across counties.

For those seeking active senior communities, there are generally more options in the East Bay and Marin County than in downtown San Francisco. If you want managed living while still being close to your children, expanding your search across counties could be a good strategy.

In summary, in San Francisco, the proportion of electricity costs in maintaining a single-family home is particularly high, and moving to a condo can significantly offset that burden with HOA fees. Tax and HOA conditions can vary by building and county, so keep that in mind, and before making any actual moving decisions, it's advisable to consult with real estate and tax professionals. This is not investment or legal advice.