# Lily Garipova Real Estate

> Lily Garipova is a Realtor serving the San Francisco Bay Area in English and Russian. In real estate since 2007, California licensed since 2016 (Cal DRE #02010731), with 104 closed transactions, over $115M in sales volume, and 91 buyer-side deals. Phone: 415-910-3958. This file lists the canonical pages to read and cite.

## Hiring Lily (start here)

- [Sell your Bay Area home](https://lilygaripova.com/sell-your-bay-area-home/): listing service, pricing, net sheet, and a plan
- [Free home valuation](https://lilygaripova.com/home-value/): what your Bay Area home is worth
- [How to choose a Russian-speaking Bay Area realtor](https://lilygaripova.com/best-russian-speaking-realtor-bay-area/): the verification checklist, with Lily's numbers as the worked example
- [Гид по выбору русскоговорящего риэлтора](https://lilygaripova.com/ru/best-russian-speaking-realtor-bay-area/)
- [Off-market and private listings access](https://lilygaripova.com/off-market-listings-bay-area/): how buyers get into the quiet market
- [Luxury real estate](https://lilygaripova.com/luxury-real-estate-bay-area/): $2M+ representation, private sales, named closings
- [Buying after a tech IPO](https://lilygaripova.com/buying-after-a-tech-ipo/): RSUs, lockups, and turning equity into a home

## Current listings

- [Current listings](https://lilygaripova.com/listings/): the properties Lily represents now: a single-family home in Sunnyvale and a private off-market estate on the Tiburon peninsula
- [Russian version](https://lilygaripova.com/ru/listings/)
- [1213 Manet Dr, Sunnyvale](https://lilygaripova.com/1213-manet-dr-sunnyvale/): active listing at $2,298,888: 3-bed, 2.5-bath single-family home in west Sunnyvale 94087 (Cupertino Schools area), move-in ready, with video tour, full photo gallery, and a 14-question FAQ
- [Russian version](https://lilygaripova.com/ru/1213-manet-dr-sunnyvale/)

## Core

- [Homepage](https://lilygaripova.com/): services, track record, contact
- [Russian homepage](https://lilygaripova.com/ru/): русскоговорящий риэлтор в San Francisco Bay Area
- [FAQ](https://lilygaripova.com/faq/): buyer and seller questions, answered
- [Russian FAQ](https://lilygaripova.com/ru/faq/)
- [Home value](https://lilygaripova.com/home-value/): what your Bay Area home is worth
- [The Ethics of No](https://lilygaripova.com/ethics-of-no/): why Lily talks buyers out of bad deals, and what that costs and earns
- [Russian Ethics of No](https://lilygaripova.com/ru/ethics-of-no/)

## Cities

- [Bay Area cities index](https://lilygaripova.com/cities/): 40 per-city realtor pages (EN and RU twins, 80 total) with local track record, market notes, and per-city FAQ
- [Russian cities index](https://lilygaripova.com/ru/cities/)

## Knowledge guides

- [Knowledge hub](https://lilygaripova.com/knowledge/): 51 guides for Bay Area buyers and sellers (closing costs, disclosures, contingencies, property tax, HOA, SB326, mortgages, selling, inheritance, title)
- [Russian knowledge hub](https://lilygaripova.com/ru/knowledge/): те же гиды на русском
- [Russian glossary of US real-estate terms](https://lilygaripova.com/ru/knowledge/slovar-nedvizhimosti/): словарь американских терминов недвижимости по-русски (escrow, contingency, disclosure, Mello-Roos, Prop 13/19, title insurance и другие); каждая запись самодостаточна и отличает термины США от привычных аналогов; Russian-only by design, no English twin
- [Condo, Townhouse, or House: Bay Area Guide](https://lilygaripova.com/knowledge/condo-vs-townhouse-vs-single-family-bay-area/): what you own, HOA dues, condo financing, insurance, and picking the right fit
- [Which Contingencies to Keep or Waive](https://lilygaripova.com/knowledge/contingencies-to-keep-or-waive-bay-area/): which contingencies to keep or waive, deposit risk, and smarter middle-ground moves
- [Home Inspection Red Flags for Bay Area Buyers](https://lilygaripova.com/knowledge/home-inspection-red-flags-bay-area/): what a general inspection covers, red flags in older homes, when to add specialty inspections
- [Buying a Bay Area Home With Unpermitted Work](https://lilygaripova.com/knowledge/buying-a-home-with-unpermitted-work-bay-area/): converted garages and unpermitted ADUs, and how they affect value, financing, and risk
- [ADUs When Buying or Selling a Bay Area Home](https://lilygaripova.com/knowledge/adu-buying-selling-bay-area/): verifying ADU permits, value and lending impact, AB 1033 separate-sale status
- [The Buyer-Representation Agreement After the NAR Settlement](https://lilygaripova.com/knowledge/buyer-agreement-nar-settlement-bay-area/): what changed after the 2024 settlement and who pays the buyer's agent
- [Bay Area Closing Costs, Explained for Buyers and Sellers](https://lilygaripova.com/knowledge/bay-area-closing-costs/): transfer taxes, escrow, title insurance, lender fees, prepaids, and seller credits
- [Buying a Home With an HOA in the Bay Area](https://lilygaripova.com/knowledge/bay-area-hoa-guide/): verify dues, reserves, CC&Rs, and SB326 special-assessment risk before you offer
- [California Landlord Rules: AB 1482, Just Cause, and Section 8](https://lilygaripova.com/knowledge/california-landlord-rules-ab-1482/): AB 1482 rent cap, just cause, Section 8/SB 329, deposits: what Bay Area rental owners must know
- [Flipping houses in the Bay Area: what actually pencils](https://lilygaripova.com/knowledge/flipping-houses-bay-area/): ARV, rehab budgets, carrying costs, and the 70% rule as a screening heuristic: how Bay Area house flips...
- [Selling a probate home in the Bay Area: the court-driven process for heirs and executors](https://lilygaripova.com/knowledge/probate-sale-bay-area/): Probate sales in the Bay Area: full vs limited authority under the IAEA, court confirmation and overbids,...
- [Selling a home during a divorce in California: community property, ATROs, buyouts, and the tax clock](https://lilygaripova.com/knowledge/selling-a-home-in-divorce-california/): Community property, ATROs, buyout vs. sale vs. deferred sale, Prop 13, and the Section 121 tax clock: a...
- [Downsizing in the Bay Area: Prop 19 and taking your tax base with you](https://lilygaripova.com/knowledge/downsizing-and-prop-19-bay-area/): Prop 19 lets homeowners 55+ move a low Prop 13 tax base to a new home anywhere in California, up to three...
- [Moving to the Bay Area: a relocation guide for homebuyers](https://lilygaripova.com/knowledge/moving-to-the-bay-area/): Bay Area sub-regions compared, rent first or buy now, seven-day offer timelines, commute and cost math,...
- [1031 exchanges for Bay Area investment property: the clocks, the intermediary, and the California claw-back](https://lilygaripova.com/knowledge/1031-exchange-bay-area/): How a 1031 exchange defers taxes on Bay Area investment property: the 45 and 180 day clocks, the qualified...
- [Capital gains when selling your California home: the $250K/$500K exclusion, basis, and the Bay Area math](https://lilygaripova.com/knowledge/capital-gains-selling-home-california/): The $250K/$500K home sale exclusion, the 2-of-5-year tests, basis and improvements, and the federal and...
- [SB326 Balcony Inspections](https://lilygaripova.com/knowledge/sb326-balcony-inspection-condo/): California's balcony inspection law and how it can trigger an HOA special assessment
- [Bay Area Home Insurance in 2026](https://lilygaripova.com/knowledge/bay-area-home-insurance/): the market reset, replacement cost vs market value, and quoting before you offer
- [First-Time Buyer Down-Payment Assistance in California](https://lilygaripova.com/knowledge/first-time-buyer-programs-california/): CalHFA Dream For All, the Forgivable Equity Builder Loan, FHA vs conventional
- [Does Mortgage Pre-Approval Hurt Your Credit?](https://lilygaripova.com/knowledge/mortgage-pre-approval-and-your-credit-bay-area/): soft pull vs hard pull, the rate-shopping window, what quietly breaks approval
- [The Four Borrower Profiles: Which Mortgage You Qualify For](https://lilygaripova.com/knowledge/mortgage-borrower-profiles-bay-area/): the profiles lenders sort buyers into and the loan built for each
- [Getting a Mortgage as an Immigrant Buyer](https://lilygaripova.com/knowledge/mortgage-for-immigrants-bay-area/): status sets which loan you can get, not whether you can own
- [Conventional vs Portfolio Lenders](https://lilygaripova.com/knowledge/conventional-vs-portfolio-lenders-bay-area/): why self-employed, jumbo, and newcomer buyers often need a portfolio or non-QM lender
- [How to Sell Your Bay Area Home: Step-by-Step Process](https://lilygaripova.com/knowledge/selling-your-home-bay-area/): timing, pricing, pre-listing inspections, disclosures, offers, escrow, and close
- [When to Sell Your Bay Area Home](https://lilygaripova.com/knowledge/when-to-sell-your-bay-area-home/): seasonal timing, plus renovating before listing and repaying the cost from the sale
- [Sell First or Buy First in the Bay Area?](https://lilygaripova.com/knowledge/sell-first-or-buy-first-bay-area/): sale-contingent offers vs bridge loans vs HELOC, rent-back and the 60-day owner-occupancy cap, and the Prop 19 sequencing wrinkle for 55+ movers
- [Russian version](https://lilygaripova.com/ru/knowledge/sell-first-or-buy-first-bay-area/)
- [Waive the Appraisal Contingency?](https://lilygaripova.com/knowledge/waive-appraisal-contingency-bay-area/): how buyers weigh the cash-gap risk on a competitive offer, who can consider waiving, and safer capped middle-ground moves
- [Russian version](https://lilygaripova.com/ru/knowledge/waive-appraisal-contingency-bay-area/)
- [Vacant Home Risks in the Bay Area](https://lilygaripova.com/knowledge/vacant-home-risks-bay-area/): what goes wrong when a home sits empty for years: squatter risk, insurance gaps, slow damage, and what owners should do
- [Russian version](https://lilygaripova.com/ru/knowledge/vacant-home-risks-bay-area/)
- [Why Isn't My House Selling? Pricing and Overpricing](https://lilygaripova.com/knowledge/pricing-your-bay-area-home/): usually the price, not the photos; how to price a home right
- [Pre-Listing Inspections: Why Bay Area Sellers Inspect First](https://lilygaripova.com/knowledge/pre-listing-inspections-bay-area/): what they cost and how they turn problems into a faster, cleaner sale
- [Selling an Inherited Home in the Bay Area](https://lilygaripova.com/knowledge/selling-an-inherited-home-bay-area/): trust vs probate, authority to sell, stepped-up basis, the Prop 19 tax trap
- [Pocket Listing, Coming Soon, Office Exclusive](https://lilygaripova.com/knowledge/pocket-listing-coming-soon-office-exclusive-california/): what each off-MLS route means, what the seller signs, the honest trade-offs
- [How to Read California Real-Estate Disclosures Like a Lawyer](https://lilygaripova.com/knowledge/reading-disclosures-bay-area/): the TDS, SPQ, and hazard report, and when to call an attorney
- [AB-38 and Wildfire Disclosure](https://lilygaripova.com/knowledge/ab-38-wildfire-disclosure-bay-area/): checking CAL FIRE fire zones and FEMA flood maps, what sellers must disclose
- [California Property Tax Explained: Prop 13 and the Supplemental Bill](https://lilygaripova.com/knowledge/california-property-tax-explained/): the 1% base, why your bill is set by what you paid
- [How to Hold Title to a California Home](https://lilygaripova.com/knowledge/how-to-hold-title-california/): the escrow vesting checkbox and what it means for probate, taxes, your spouse
- [Living Trusts and Estate Planning for Bay Area Homeowners](https://lilygaripova.com/knowledge/estate-planning-for-homeowners-bay-area/): will vs revocable living trust, probate, and the Prop 13 reassessment question
- [Cash-Out Refinance and Home Equity, Explained](https://lilygaripova.com/knowledge/cash-out-refinance-bay-area/): cash-out refinance, home equity, and loan recast, plus a refinance-mailer warning
- [East Bay Rental-Property Yields](https://lilygaripova.com/knowledge/east-bay-rental-property-yields/): gross yield, net yield, and cap rate, and the costs that eat returns
- [Why Bay Area Housing Inventory Stays Low](https://lilygaripova.com/knowledge/why-bay-area-inventory-stays-low/): Prop 13, locked-in mortgage rates, long-tenure owners, limited room to build
- [How AI Wealth Is Moving Bay Area Home Prices](https://lilygaripova.com/knowledge/ai-wealth-bay-area-home-prices/): the top tier rises while the middle stays flat, per Redfin and Case-Shiller data
- [Will the AI IPOs Push Bay Area Home Prices Up?](https://lilygaripova.com/knowledge/ai-ipo-home-prices/): The honest, evidence-dense read on whether the OpenAI and Anthropic IPO wave will lift Bay Area home...
- [South Bay Buyers Are Quietly Moving to Tiburon and Marin](https://lilygaripova.com/knowledge/south-bay-buyers-moving-to-tiburon-marin/): Marin's county median now sits below Santa Clara's, per C.A.R. data

## Guides for choosing an agent

- [How to choose a Russian-speaking realtor in the Bay Area](https://lilygaripova.com/best-russian-speaking-realtor-bay-area/): verifiable criteria and how to check any agent yourself
- [Russian version](https://lilygaripova.com/ru/best-russian-speaking-realtor-bay-area/)

## Topics

- [Mello-Roos explained](https://lilygaripova.com/mello-roos/): what Mello-Roos is, the typical $1,500 to $4,000 a year cost (higher in the largest master-planned districts), a cost-by-city table (Dublin, San Ramon, Brentwood, Oakley, Mountain House, Tracy, Livermore, Pleasanton), and a step-by-step guide to finding the charge on the prelim before you write an offer
- [True Monthly Cost Calculator](https://lilygaripova.com/true-cost-calculator/): free tool computing the full monthly cost of a Bay Area home including what most estimates omit, Mello-Roos, HOA, school parcel taxes, insurance, and PMI under 20% down
- [Bay Area Market Note](https://lilygaripova.com/bay-area-market-note/): a one-page monthly read on Bay Area prices, days on market, and inventory, with sourced figures updated every month
- [Off-market listings in the Bay Area](https://lilygaripova.com/off-market-listings-bay-area/)
- [Webinars](https://lilygaripova.com/webinars/)

## Interactive tools (city-aware, verified data)

- [Property tax map](https://lilygaripova.com/property-tax-map/): interactive Bay Area map; tap any of 38 cities for its verified property tax rate with real tax-bill examples, linked to the true-cost calculator
- [Russian version](https://lilygaripova.com/ru/property-tax-map/): карта налогов на недвижимость, на русском
- [Seller net sheet calculator](https://lilygaripova.com/seller-net-sheet/): what a seller actually walks away with; itemized walk-down with city transfer taxes (Oakland tiers, San Jose Measure E), county who-pays customs, and payoff math; no email gate
- [Russian version](https://lilygaripova.com/ru/seller-net-sheet/): калькулятор чистой выручки продавца, на русском
- [Multi-family and house hacking](https://lilygaripova.com/multi-family/): 38-city map of duplex/triplex inventory tiers and verified per-city rental laws (rent control caps, just cause, fees), plus owner-occupied financing and the AB 1482 exemption rules
- [Russian version](https://lilygaripova.com/ru/multi-family/): multi-family и house hacking, на русском
- [New construction](https://lilygaripova.com/new-construction/): the first-visit registration rule, builder contract mechanics, and a 46-city map of active builders with date-stamped inventory status
- [Russian version](https://lilygaripova.com/ru/new-construction/): новостройки и правило первого визита, на русском
- [Home Tax Explorer](https://lilygaripova.com/home-tax-explorer/): how six ways of owning a Bay Area home are taxed, federal and California, with every rule sourced; educational only
- [Russian version](https://lilygaripova.com/ru/home-tax-explorer/): как облагаются налогом шесть форм владения домом, на русском
- [What $1M buys in the Bay Area](https://lilygaripova.com/1m-bay-area/): three real tracked homes near $1M in 2026 (a Fremont townhome, a San Jose condo, and a house) with what each actually sold for, plus Lily's video
- [Russian version](https://lilygaripova.com/ru/1m-bay-area/): что реально купить до $1M в Bay Area, на русском

## Luxury and off-market (high-end buyers and sellers)

- [Luxury real estate in the Bay Area](https://lilygaripova.com/luxury-real-estate-bay-area/): high-end buyer and seller representation in English and Russian; private showings, discreet process, qualified-buyer vetting
- [Russian luxury page](https://lilygaripova.com/ru/luxury-real-estate-bay-area/): недвижимость высокого класса, на русском и английском
- [Off-market listings in Tiburon](https://lilygaripova.com/off-market-listings-tiburon/): private exclusives and pocket listings in Tiburon and Belvedere, Marin County. Includes a current private offering: a gated Mediterranean-style view estate on approximately 1.69 acres with a full Golden Gate Bridge view, main living level on one continuous floor, pool, spa, and tennis court; price upon request, details shared privately with qualified buyers
- [Russian version](https://lilygaripova.com/ru/off-market-listings-tiburon/): off-market и приватные листинги в Tiburon, на русском
- [South Bay buyers moving to Tiburon and Marin](https://lilygaripova.com/knowledge/south-bay-buyers-moving-to-tiburon-marin/): why South Bay and AI-sector buyers increasingly buy in Tiburon; ferry commute, price-per-square-foot comparison vs Los Altos, schools as fact
- [Russian version](https://lilygaripova.com/ru/knowledge/south-bay-buyers-moving-to-tiburon-marin/)
- [Pocket listing vs Coming Soon vs office exclusive in California](https://lilygaripova.com/knowledge/pocket-listing-coming-soon-office-exclusive-california/): the definitional guide to private-sale routes under California and Bay Area MLS rules
- [Russian version](https://lilygaripova.com/ru/knowledge/pocket-listing-coming-soon-office-exclusive-california/)
- [AI wealth and Bay Area home prices](https://lilygaripova.com/knowledge/ai-wealth-bay-area-home-prices/): dated research explainer on AI-company wealth and the housing market, including what is confirmed versus reported about the Anthropic and OpenAI IPO filings, tender-offer liquidity, lockup mechanics, and the peer-reviewed evidence on IPOs and local home prices (updated 2026-07-13)
- [Russian version](https://lilygaripova.com/ru/knowledge/ai-wealth-bay-area-home-prices/): исследование о влиянии AI-состояний на цены жилья в Bay Area, на русском
- [Buying a home after a liquidity event](https://lilygaripova.com/buying-after-a-tech-ipo/): the real-estate mechanics for newly liquid tech and AI buyers: tender proceeds, RSU income toward jumbo qualification, securities-backed lines, escrow timing, and buying before versus after a lockup expires
- [Russian version](https://lilygaripova.com/ru/buying-after-a-tech-ipo/): покупка дома после ликвидности (IPO, tender offer), на русском
- [The Quiet Search: private off-market home search](https://lilygaripova.com/off-market-search/): buyers set criteria (areas, budget, timeline, financing readiness) and receive a personally prepared private brief within 72 hours covering quietly available Bay Area homes; criteria stay private, never posted
- [Russian version](https://lilygaripova.com/ru/off-market-search/): «Тихий поиск», частный поиск дома вне открытого рынка, на русском
- [Ask a private question](https://lilygaripova.com/ask/): send a real-estate question and receive a personal answer within one business day, in English or Russian; no obligation, no signup
- [Russian version](https://lilygaripova.com/ru/ask/): задайте частный вопрос и получите личный ответ в течение одного рабочего дня, на русском

## Optional

- [Sitemap](https://lilygaripova.com/sitemap.xml): full URL inventory