Santa Clara County · Selling Your Home
Selling Your Home in Santa Clara County
Before choosing a listing date, know which work your property needs, which local requirements apply and what the sale could leave you after costs. Then build the pricing and marketing plan around those facts.
Request a home value review
Decide what needs to happen before you choose a date
Selling your home in Santa Clara County starts with a few practical decisions: when you want to move, what you are willing to spend on preparation, and which questions need answers before the property goes on the market.
I am Kate Fomina, broker and owner of Crypton Realty. I can help turn those decisions into a sale plan with priorities, a supported asking-price discussion and a launch schedule. A Morgan Hill inspection requirement and a San José transfer-tax calculation belong in that conversation because either can affect your budget or timing.
Start with the address and your plans. We will identify the property's city jurisdiction, review the available reports and decide what needs attention. You do not need to begin by remodeling or making a general visit to the building department.
A specific unresolved issue may call for a city record, an inspection or advice from a qualified professional. The purpose is to answer that issue and decide what to do next. The Bay Area seller guide covers the broader steps from preparation through closing.
Know which local checks belong to your sale
These are selected local requirements and address-specific checks, not a complete list of every disclosure or condition that might apply. We should confirm the rules for the property before ordering work.
| Location or property situation | What to check | What belongs in the sale file |
|---|---|---|
| Morgan Hill property covered by its utility-inspection program | Private sewer lateral and plumbing-fixture inspection requirements, including any applicable exemption | City's compliance, approved exemption or approved transfer-of-responsibility documentation |
| Property subject to wildfire-related sale requirements | Whether an AB 38 defensible-space inspection applies and which fire agency handles the address | Applicable inspection or compliance documentation and any follow-up requirements |
| Any property with an addition, conversion or separate unit described in the listing | Records supporting the proposed description and any discrepancy that needs investigation | Available permits, plans, reports and a clear account of what remains unverified |
Morgan Hill requires applicable utility inspections before sale. Its program has separate age-based exemptions for sewer laterals and plumbing fixtures; an exemption requires supporting evidence and city review. Start with the city's utility-inspection process.
If an inspection fails, the seller still handles the initial inspection. The city provides a process for transferring repair responsibility to a buyer by agreement, using its required documentation and approval. A private agreement alone is not the completed city process. Identify the applicable completion deadline before accepting that arrangement.
For wildfire-related requirements, confirm the address with the responsible fire agency. Santa Clara County Fire explains that AB 38 real-estate inspections are performed by CAL FIRE or the local fire department depending on location. Do not assume every home in a hillside city has the same requirement. County Fire inspection guidance
Put city transfer taxes into the proceeds estimate
A sale-price comparison is only one part of planning your next move. Transfer taxes can differ by city and transaction value, so a generic countywide closing-cost percentage may miss a significant line item.
The following is a planning reference checked October 12, 2026. Escrow should confirm the applicable rates, exemptions, taxable consideration and allocation of costs for your transaction before you rely on a net-proceeds figure.
| Jurisdiction | Published tax structure to check | Why the distinction matters |
|---|---|---|
| Santa Clara County | County documentary transfer tax of $0.55 per $500 or fraction thereof of taxable consideration or value conveyed | This is the county layer, not the entire closing-cost estimate |
| San José | City conveyance tax, plus Measure E on covered transfers above $2.3 million; Measure E rates are 0.75%, 1% or 1.5% according to the applicable value band | Measure E applies its rate to the full consideration, not only the amount above the threshold |
| Mountain View | City tax of $1.65 per $500 or fraction thereof up to $6 million; over $6 million, $15 per $1,000 or fraction thereof of total consideration | The higher tier replaces the lower city rate for covered transfers above the threshold |
| Palo Alto | City conveyance tax of $1.65 per $500 or fraction thereof, in addition to the county tax | A county-only estimate would omit the city charge |
Sources: County recording fees and conveyance taxes, San José Measure E thresholds and bands, and Mountain View's current transfer-tax structure.
Ask for an itemized estimate that also shows payoffs, agreed transaction costs, preparation spending and any unresolved amounts. Who pays a particular charge must be addressed in the transaction; this table does not assign every tax to the seller. Update the estimate when the price or terms change.
Spend on preparation with a clear purpose
We will separate required compliance work, repairs needing professional evaluation and optional presentation choices. That keeps a possible sewer repair from competing with a paint decision as though both were simply cosmetic improvements.
For each proposed project, identify the scope, a written quote where appropriate, the time needed and the reason for doing it. A cleaner presentation can make the property easier to understand without justifying every possible renovation. I will not describe an improvement as paying for itself without evidence.
The home's condition also belongs in the pricing discussion. A recently remodeled sale should not set expectations for a property needing substantial work without explaining the differences. If the relevant sales are limited, that uncertainty should remain visible.
Start with a home value review before deciding what to spend. Then compare the preparation choices with your budget and the time you actually have available.
Make the listing clear about what is being sold
The listing should help someone understand the property: its layout, condition, outdoor space, parking and documented improvements. The media plan should show those features clearly, and written descriptions should agree with the information in the sale file.
If school assignments are mentioned, verify the specific address with the responsible district. Avoid rankings, broad claims about school quality or a promise of enrollment. A city name or an old listing description is not enough to support the statement.
The same care applies to an additional unit, converted garage or advertised living area. Describe what can be supported and identify questions needing further review. Professional photographs do not resolve a discrepancy in the records.
We will agree on the appropriate photography, floor plan, video and other listing materials, then coordinate their release with showing access and the information available to buyers. My How I Sell page explains the marketing process. English- and Russian-language communication are available without assuming who should buy the property.
Review offers against the whole plan
When offers arrive, compare price alongside financing, contingencies, proposed credits, the closing schedule and possession terms. The highest headline figure is only part of the decision, particularly if an inspection issue or required work remains unresolved.
Keep responsibility for that work explicit. Who arranges it, which approval or document is needed, and how will its completion fit the proposed closing? A city-approved transfer process, where available, has to be considered alongside the contract terms.
If you also need to buy another home, we should discuss that timing before committing to a sale schedule. The Santa Clara move-up guide addresses the sequencing questions. For a smaller next home, see the downsizing guide.
Talk with me about your Santa Clara County home sale. We can start with the property, the date you have in mind and the decisions that need to be made first.
Frequently Asked Questions
Does every seller in Santa Clara County need a sewer inspection?
Do not apply Morgan Hill's point-of-sale program to the whole county. Verify the jurisdiction and applicable requirements for the address. An inspection may also be useful for understanding condition even when it is not required by a local sale ordinance.
Can the buyer take responsibility for Morgan Hill utility repairs?
The city's program allows an agreed transfer through its documented approval process. The seller remains responsible for the initial inspection. Confirm the required forms, approval and repair deadline with the city before relying on that option.
Do the same transfer taxes apply in San José and Mountain View?
No. The cities have different tax structures and thresholds. Have escrow prepare an address-specific calculation using the current rules and the proposed transaction value.
The method
The E.P.I.C. Home Selling Strategy in Santa Clara County
Selling Your Home: keep exploring
Ready to make your move with Kate Fomina?