Buying or selling in San Carlos? With Bay Area prices, even small percentage fees can add up fast at the closing table. You want clear numbers on transfer taxes and other closing costs so you can plan with confidence. In this guide, you’ll learn what the county and city transfer taxes are, who usually pays them, what other fees to expect, and how to avoid surprises. Let’s dive in.
Transfer tax in San Carlos: the basics
San Carlos sales are typically subject to two layers of transfer tax: the San Mateo County documentary transfer tax and the City of San Carlos municipal transfer tax. Both usually apply unless a legal exemption is claimed. You can verify the county rules on the Assessor-County Clerk-Recorder site and the city tax in the municipal code. See the county’s overview of documentary transfer tax and exemptions on the Recorder’s page and the City of San Carlos Real Property Transfer Tax ordinance for specifics.
- County documentary transfer tax rate: $0.55 per $500 of consideration, which equals $1.10 per $1,000 (0.11% of the sale price). San Mateo County Recorder guidance
- City of San Carlos transfer tax rate: $0.275 per $500, which equals $0.55 per $1,000 (0.055% of the sale price). San Carlos Municipal Code
- Typical combined rate when both apply: $0.825 per $500, or $1.65 per $1,000 (0.165% of the sale price). San Mateo County Recorder guidance
Rates and recording rules can change. Always confirm current rates on the county documentary transfer tax page and the city ordinance.
What that looks like in dollars
These examples assume no exemptions and no deduction for assumed liens.
- $1,000,000 sale price
- County: $1,000,000 × 0.11% = $1,100
- City: $1,000,000 × 0.055% = $550
- Combined transfer tax: $1,650
- $2,500,000 sale price
- County: $2,500,000 × 0.11% = $2,750
- City: $2,500,000 × 0.055% = $1,375
- Combined transfer tax: $4,125
Who pays the transfer tax
By ordinance, the person who executes the transfer document is responsible, but in practice the buyer and seller negotiate who pays and write it into the purchase agreement. Escrow collects the amount due at recording according to the contract. You can review the city’s payer language in the San Carlos Municipal Code and the county’s practice notes on the Recorder’s site.
Exemptions and special cases
Common exemptions can include transfers between spouses, gifts, certain trust transfers, and court-ordered conveyances. If you claim an exemption, it must be stated on the recorded document with proper citation, and a transfer tax affidavit is typically required. See the county’s list of exemptions and affidavit requirements on the Recorder’s page. The city ordinance also lists certain exempt instruments in its real property transfer tax chapter.
Recording fees and required surcharges
Transfer taxes are separate from recording fees. San Mateo County charges recording fees and state or local surcharges such as the SB2 Building Homes and Jobs Act fee, a Real Estate Fraud Prosecution fee, and a Survey Monument Preservation fee where applicable. For the most current dollar amounts and effective dates, check the county’s recording fee schedule.
Typical closing costs beyond transfer tax
Closing costs vary by property type, loan, and the parties’ agreement. The lists below reflect common practice in California and the Bay Area.
Usual seller-paid items
- Real estate commission(s)
- Owner’s title insurance policy, customary in many California markets
- Share of escrow/closing fee, often split
- Transfer taxes and deed recording, negotiable in the contract
- Payoff of existing loans and any liens
- Prorated property taxes and HOA dues
- Required disclosures and reports, such as pest/termite
- Any negotiated credits to the buyer
Sellers in California often spend about 0.5% to 2% of the sale price on closing costs excluding commissions, though it can vary by market and price point. ConsumerAffairs overview of California closing costs
Usual buyer-paid items
- Lender origination and application fees
- Appraisal and credit report
- Lender’s title insurance policy
- Share of escrow/closing fee, often split
- Recording fees for the deed of trust
- Inspections and homeowners insurance prepayment
- Prepaid property tax impounds and mortgage insurance if applicable
Total buyer closing costs in California often run about 1% to 2% of the price, depending on the loan and local charges. See this summary of buyer items and ranges for California on Finder.
Title insurance and escrow specifics
In many California markets, the seller pays for the owner’s title policy and the buyer pays for the lender’s policy. Escrow fees vary by company and are split or negotiated. For planning, it helps to request quotes from your title and escrow providers. You can see how seller closing costs are commonly structured in California using this title and escrow overview.
Special local items to check
- Mello-Roos or other special assessments. If a property sits in a Community Facilities District, the seller must deliver specific disclosure notices to the buyer. Review the requirements in California Civil Code section 1102.6b on FindLaw.
- HOA transfer or estoppel fees for condos and planned communities. Amounts and timing vary by association, so confirm with the HOA and escrow.
Timing, paperwork, and smart planning
- Transfer tax is collected when the deed is recorded. The county will not record without the proper tax and required affidavits. See the Recorder’s guidance.
- If you believe an exemption applies, make sure the correct citation appears on the recorded document and supply any required affidavit.
- Run the numbers early. Include both county and city transfer tax in net sheets and buyer estimates so there are no surprises.
- Ask your lender and escrow officer for itemized estimates. Your Loan Estimate and Closing Disclosure detail line items and timing. Learn how the Loan Estimate works in this quick explainer on Investopedia.
Quick checklists
Seller checklist
- Confirm who pays transfer tax in your purchase agreement
- Ask escrow for a written estimate that includes county and city transfer tax
- Request title and escrow quotes for the owner’s policy and closing fees
- Budget for prorations, HOA fees, and any required reports
- Gather documents for any claimed transfer tax exemption
Buyer checklist
- Request a lender fee worksheet and Loan Estimate early
- Verify how transfer tax is allocated in your offer
- Budget for appraisal, inspections, lender’s title policy, and impounds
- Confirm recording fees and HOA transfer fees with escrow
- Review any Mello-Roos or special tax disclosures before removing contingencies
Ready to move with clarity in San Carlos? For an itemized plan and local guidance from a team that closes across the Peninsula, reach out to Jide Group Real Estate.
FAQs
How much are transfer taxes for a San Carlos home sale?
- Expect San Mateo County’s 0.11% plus San Carlos’ 0.055%, a combined 0.165% of the price if both apply. For example, a $1,000,000 sale would owe about $1,650, assuming no exemptions. See the county’s documentary transfer tax page.
Who typically pays transfer tax in San Carlos closings?
- The ordinance assigns legal responsibility to the person executing the deed, but in practice buyer and seller negotiate payment in the contract and escrow collects accordingly. Review the San Carlos Municipal Code for the ordinance language.
Can assuming a mortgage reduce the taxable amount?
- In some cases the taxable base may be reduced by liens the buyer assumes, but documentation and a correct affidavit are required. Confirm details with escrow and the county’s guidance on the Recorder’s site.
What other recording fees should I expect besides transfer tax?
- San Mateo County charges recording fees and surcharges such as the SB2 fee, Real Estate Fraud Prosecution fee, and Survey Monument Preservation fee. Check the current recording fee schedule for amounts.
Are there special local disclosures for San Carlos buyers?
- If the property has Mello-Roos or other special assessments, sellers must provide the disclosures required by California Civil Code 1102.6b. You can review the statute on FindLaw.
