Pacifica · Buying & selling

Buying or selling a home in Pacifica

Pacifica has its own transfer tax on property sales; seller disclosures and property tax follow state law. Under state law, sellers of single-family homes give buyers a Transfer Disclosure Statement, and a purchase resets the assessed value.

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Key points

Transfer tax: The city tax is $0.55 per $1,000 on sales over $100, owed by whoever signs the transfer document or benefits from it.
Seller disclosures: State law: sellers of single-family homes owe buyers a Transfer Disclosure Statement, with listed exemptions such as foreclosure and court-ordered sales.
Property tax: State law: the general tax is at most 1% of value plus voter-approved debt; value resets on purchase, then rises at most 2% yearly.

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

Transfer tax

Pacifica code What Pacifica's code adds
City transfer tax	Yes. The city taxes each deed or document that transfers real property sold in the city. § 3-5.02 · code text There is hereby imposed on each deed, instrument, or writing by which any lands, tenements, or other realty sold within the City shall be granted, assigned, transferred, or otherwise conveyed
Rate	27½ cents for each $500 of value, or part of $500. § 3-5.02 · code text at the rate of twenty-seven and one-half (27 ½¢) Cents for each Five Hundred and no/100ths ($500.00) Dollars, or fractional part thereof.
Rate per $1,000	$0.55 per $1,000 of value. § 3-5.02 · code text at the rate of twenty-seven and one-half (27 ½¢) Cents for each Five Hundred and no/100ths ($500.00) Dollars, or fractional part thereof.
Price threshold	The tax applies only when the price or value is more than $100. Applies: Liens or encumbrances that remain on the property at the time of sale are not counted in the value. § 3-5.02 · 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 and no/100ths ($100.00) Dollars a tax
Rate depends on price	No. The rate does not change with the sale price. § 3-5.02 · code text at the rate of twenty-seven and one-half (27 ½¢) Cents for each Five Hundred and no/100ths ($500.00) Dollars, or fractional part thereof.
Who pays	Any person who makes, signs or issues the taxed document, or for whose benefit it is made. § 3-5.03 · code text Any tax imposed pursuant to the provisions of Section 3-5.02 of this chapter 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

Pacifica code What Pacifica's code adds
How long a certificate lasts	Valid for 20 years from the date issued. Applies: Applies to a compliance certificate earned by fully replacing the sewer lateral. § 6-13.605 · code text When the compliance certificate is obtained as a result of complete replacement of the sewer lateral, the compliance certificate shall be valid for twenty (20) years from the date of issuance. Valid for 7 years from the date issued. Applies: Applies to a compliance certificate earned without full replacement, such as after repairs or testing only. § 6-13.605 · code text When the compliance certificate is obtained without complete replacement, e.g., as a result of repair work or testing without repair, the compliance certificate shall be valid for seven (7) years from the date of issuance.
Deadline to comply	Within 180 days of the time extension certificate. Applies: Applies when a compliance certificate cannot be obtained before the title transfers. § 6-13.606 · code text If the work is not completed within one hundred eighty (180) days of issuance of the time extension certificate, or does not meet the conditions required by this article, the escrow funds may be forfeited
Fee or permit	$5,000 is placed in escrow. Applies: Applies when a time extension certificate is issued. § 6-13.606 · code text Upon issuance of the time extension certificate, funds in the amount of Five Thousand and no/100 ($5,000.00) Dollars are to be posted into escrow. More than $5,000 in escrow may be required, based on contractor estimates to replace the whole lateral. Applies: Applies to sewer laterals longer than 50 feet. § 6-13.606 · code text However, if the sewer lateral is longer than fifty (50′) feet, the Director may require funds in excess of Five Thousand and no/100 ($5,000.00) Dollars to be deposited in escrow.
When an inspection is required	A compliance certificate is needed before final approval of work whose combined estimated cost exceeds $50,000. Applies: Counts the cost of all work at the property in the previous 12 months. § 6-13.603 · code text This paragraph shall apply where the cost of the proposed work, in combination with the cost of any other construction, remodeling, modification, or alteration at the property within the previous twelve (12) months, is estimated to exceed Fifty Thousand and no/100ths ($50,000.00) Dollars. A compliance certificate is needed before final approval to add drains or plumbing fixtures. Applies: Applies when adding one or more drains or plumbing fixtures. § 6-13.603 · code text Whenever a property owner applies for any permit or other approval needed to add one or more drains or plumbing fixtures to any structure with a sewer lateral within the City's wastewater service area, the property owner shall obtain a compliance certificate pursuant to Section 6-13.604 prior to obtaining a final permit or approval A compliance certificate is needed before final approval to resize a water meter or add one. Applies: Applies to changes in water service. § 6-13.603 · code text Whenever a property owner within the City's service area applies for any permit or other approval from the City or local water agency for an increase or decrease in size of the owner's water meter, or for an additional water meter, the property owner shall obtain a compliance certificate Check compliance and make repairs within 10 years of December 28, 2016; re-certify every 20 years after. Applies: Applies to individually owned units in multi-unit buildings on a single or shared lateral. § 6-13.603 · code text Within ten (10) years of the effective date of this chapter (December 28, 2016), the homeowners' association or a responsible party for this type of multi-unit structure shall determine if the sewer lateral(s) is (are) in compliance No compliance certificate needed; an exemption certificate may be requested instead. Applies: Applies if a dated City permit shows the whole lateral was replaced within 10 years of December 28, 2016. § 6-13.603 · code text A property with a dated approved building/sewer permit from the City indicating that the sewer lateral was replaced in total within ten (10) years of the effective date of this chapter (December 28, 2016) may submit the information to the District along with a request for an exemption certificate.
Owner's responsibility	The owner must do all repair and replacement work to bring the lateral into compliance, at the owner's cost. Applies: Applies when a required certificate is not held and the lateral is not compliant. § 6-13.604 · code text If the sewer lateral is not in compliance, the property owner shall perform any and all repair and replacement work needed to bring the sewer lateral into compliance. Owners pay the full cost of lateral compliance with City rules. Applies: Applies with a time extension certificate and escrow for repairs or replacement. § 6-13.606 · code text Property owners are responsible for the full cost of lateral compliance with City requirements, which may exceed the deposit amount. The current owner pays all lateral compliance costs after escrow closes. Applies: Applies after close of escrow with a time extension certificate. § 6-13.606 · code text After close of escrow, the current property owner shall be responsible for all costs associated with the lateral compliance.

Who this affects

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Frequently asked questions

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

The city tax is $0.55 per $1,000 on sales over $100, owed by whoever signs the transfer document or benefits from it.

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

Pacifica's code: Valid for 20 years from the date issued. (Applies to a compliance certificate earned by fully replacing the sewer lateral.) (§ 6-13.605); Valid for 7 years from the date issued. (Applies to a compliance certificate earned without full replacement, such as after repairs or testing only.) (§ 6-13.605).

General information, not legal advice.

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