Hercules · Buying & selling

Buying or selling a home in Hercules

Hercules charges its own documentary transfer tax when property changes hands. Seller disclosures and property tax follow state law.

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Key points

Transfer tax: Hercules taxes property transfers over $100 at $0.275 per $500; whoever signs or issues the deed, or benefits from it, pays.
Seller disclosures: State law: single-family sellers must give a Transfer Disclosure Statement unless exempt, and written smoke alarm and water heater bracing statements.
Property tax: State law caps general property tax at 1% of value; property is reassessed on sale, and its base value rises at most 2% yearly.

Each rule below is marked Hercules code or CA state law and links to the section it comes from (checked October 2026). General information, not legal advice.

Transfer tax

Hercules code What Hercules's code adds
City transfer tax	Yes. The city taxes each deed or document that transfers real property sold in the city. § 8-3.02 · code text There is hereby imposed on each deed, instrument or writing by which any lands, tenements, or other realty sold within the City of Hercules shall be granted, assigned, transferred or otherwise conveyed
Rate	$0.275 for each $500 of value, or fraction of $500. Applies: Only when the value is more than $100, not counting liens or encumbrances that remain at the sale. § 8-3.02 · code text a tax at the rate of twenty-seven and one-half cents ($0.275) for each Five Hundred Dollars ($500) or fractional part thereof.
Rate per $1,000	$0.55 per $1,000 of value. Applies: Only when the value is more than $100, not counting liens or encumbrances that remain at the sale. § 8-3.02 · code text a tax at the rate of twenty-seven and one-half cents ($0.275) for each Five Hundred Dollars ($500) or fractional part thereof.
Price threshold	$100 Applies: The tax applies only when the price or value is more than $100, not counting liens that remain. § 8-3.02 · code text when the consideration or value of the interest or property conveyed (exclusive of the value of any lien or encumbrances remaining thereon at the time of sale) exceeds One Hundred Dollars ($100)
Rate depends on price	No. The rate does not change with the sale price. § 8-3.02 · code text a tax at the rate of twenty-seven and one-half cents ($0.275) for each Five Hundred Dollars ($500) or fractional part thereof.
Who pays	Any person who makes, signs or issues the taxed document, or for whose use or benefit it is made. § 8-3.03 · code text Any tax imposed pursuant to Section 8-3.02 shall be paid by any person who makes, signs or issues any document or instrument subject to the tax, or for whose use or benefit the same is made, signed or issued.

CA state law Underneath, California law still applies. County documentary transfer tax: A county may tax a sale over $100 at $0.55 for each $500 of value ($1.10 per $1,000), not counting liens that remain on the property (Rev. & Tax. Code § 11911(a)). City share of the tax: A city may impose half the county rate ($0.55 per $1,000); the county then credits the city tax against its own, so the combined standard rate stays $1.10 per $1,000 (Rev. & Tax. Code § 11931). California rules for buying and selling — the full state rule →

Seller disclosures

CA state law California law sets this statewide. Transfer Disclosure Statement (TDS) — who must give it: Sellers of single-family residential property must give the buyer a Real Estate Transfer Disclosure Statement (sale, exchange, installment contract, lease-option or ground lease with improvements) (Civ. Code §§ 1102(a), 1102.2). Natural Hazard Disclosure Statement (NHD): Sellers must disclose if the property is in a special flood hazard area, dam inundation area, very high fire hazard severity zone, earthquake fault zone, seismic hazard zone, or wildland fire area (Civ. Code § 1103(c)). California seller disclosure rules — the full state rule →

Property tax after you buy

CA state law California law sets this statewide. 1% property tax limit (Prop 13): The general property tax on real property may not exceed 1% of its full cash value; voter-approved bond debt is levied on top (Cal. Const. art. XIII A, § 1(a), (b)). 2% annual cap on assessed value: The base year value rises each year by the California CPI change, but never more than 2% (Rev. & Tax. Code § 51(a)(1)(D)). California property tax rules — the full state rule →

Sewer lateral inspection

Hercules code What Hercules's code adds
How long a certificate lasts	A video inspection is valid for 6 months; after that the city may require a new one. Applies: Applies to the video inspection needed before a certificate of compliance is issued. § 5-10.05 · code text A video inspection shall be valid for a period of six (6) months from the date of the inspection. No new testing is needed for 10 years after a certificate of compliance is issued. Applies: Unless the city has reason to believe the lateral is defective. § 5-10.08 · code text Once a certificate of compliance is issued, the building sewer lateral for which the certificate of compliance is issued shall not require testing for a period of ten (10) years from the date of issuance of the certificate of compliance unless the City has reason to believe the building sewer lateral is in a defective condition.
Deadline to comply	No more than 180 days after close of escrow or other transfer to repair or replace the lateral. Applies: Applies when hardship status is granted in a nonprobate sale. § 5-10.11 · code text If hardship status is granted, the property owner who is selling the property, or the purchaser of such property, shall have no more than one hundred eighty (180) days after the close of escrow or other transfer of the property to repair or replace the building sewer lateral.
When an inspection is required	Required on listed events, such as a major sewage flow increase, change of use, lateral repair, sale, or city request. Applies: Applies to existing building sewer laterals connected to the city's public sewer. § 5-10.05 · code text All existing building sewer laterals, including but not limited to those serving residential, multiple residential, commercial and industrial properties, connected to the City's public sewer shall be cleaned and inspected at the property owner's expense when any of the following events occur: Before close of escrow on a sale or transfer; with no escrow, before the title transfer is recorded. Applies: Not required for a transfer between family members that does not trigger reassessment. § 5-10.05 · code text Prior to the close of escrow upon a sale or other transfer of the house, building, property or other structure served or, if there is no escrow, prior to recording a deed or other document transferring title to the house, building, property or other structure served. Within 180 days after the sale, transfer or conveyance. Applies: Applies to probate or other estate transfers, living trust transfers, joint tenancy terminations, or similar instruments. § 5-10.05 · code text within one hundred eighty (180) days after the sale, transfer or conveyance of the house, building, property or other structure served. At any time on city request, starting after the 5th year from the ordinance's effective date. Applies: Applies on city request. § 5-10.05 · code text Upon request by the City at any time commencing upon the expiration of the fifth year after the effective date of the ordinance codified in this Chapter.
Owner's responsibility	Owners must not keep a defective lateral, such as one with roots, leaks, or a missing clean-out or backwater device. § 5-10.05 · code text It shall be unlawful for any property owner to maintain a building sewer lateral in a defective condition. The property owner pays for cleaning and inspection. Applies: Applies when any inspection trigger occurs. § 5-10.05 · code text All existing building sewer laterals, including but not limited to those serving residential, multiple residential, commercial and industrial properties, connected to the City's public sewer shall be cleaned and inspected at the property owner's expense when any of the following events occur:

Who this affects

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Frequently asked questions

What is the transfer tax when you sell a home in Hercules?

Hercules taxes property transfers over $100 at $0.275 per $500; whoever signs or issues the deed, or benefits from it, pays.

Does Hercules require a sewer lateral inspection when you sell a home?

Hercules's code: A video inspection is valid for 6 months; after that the city may require a new one. (Applies to the video inspection needed before a certificate of compliance is issued.) (§ 5-10.05); No new testing is needed for 10 years after a certificate of compliance is issued. (Unless the city has reason to believe the lateral is defective.) (§ 5-10.08).

General information, not legal advice.

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Hercules Municipal Code — full text

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