Remodel or sell? Run the numbers.
LA's mansion tax, commissions and moving costs can add up to more than a serious remodel. Compare both in a minute.
Selling vs. remodeling, side by side.
The comparison
Estimates for planning only, not tax, legal or financial advice. Selling costs are money spent; a remodel also adds value to the home you keep. Confirm transfer taxes with your escrow officer.
Transfer taxes when you sell (July 2026).
Customarily paid by the seller at closing. LA County's tax applies everywhere; only a few cities add their own.
| Where | Rate on the sale price | Notes |
|---|---|---|
| LA County (everywhere) | 0.11% | $1.10 per $1,000 |
| City of Los Angeles | 0.45% + Measure ULA | ULA: 4% from $5.4M, 5.5% from $10.9M, on the full price |
| Santa Monica | 0.3% / 0.6% / 5.6% | Under $5M / $5M–$8M / $8M and up, on the full price |
| Culver City | 0.45% to 4% | Tiered at $1.5M, $3M and $10M |
| Beverly Hills, Malibu, Pasadena, West Hollywood, unincorporated | County rate only | No separate city transfer tax |
Sources: LA County Registrar-Recorder, City of Santa Monica, LAist on the November 2026 ULA ballot measure. ULA thresholds rise every July 1 with inflation.
What the calculator does and doesn't count.
The cliff
Measure ULA isn't charged only on the amount over the threshold. Once a City of LA sale reaches $5.4 million, 4% applies to the entire price; at $10.9 million it becomes 5.5%. A $5.4 million sale owes $216,000 in ULA alone. Santa Monica works the same way at $8 million, where its rate jumps from 0.6% to 5.6%.
Property tax resets
Under Prop 13, buying a new home resets its assessed value to the purchase price, roughly 1% plus local bonds, rising up to 2% a year. Long-time owners often pay far less today, so moving can add tens of thousands of dollars a year. Owners 55 and older, people with disabilities and disaster victims may be able to transfer their tax base under Prop 19.
Money spent vs. money kept
Selling costs are gone the day you close. Remodel spending stays in a house you still own, though not every dollar comes back in value. The calculator compares cash out of pocket; it doesn't estimate how much a remodel raises your home's value.
What a remodel can and can't fix
If the problem is the layout, the light or a dated kitchen, a remodel usually fixes it. If it's the school district, the commute or the lot, it won't. Our remodel vs. rebuild guide and whole-home remodel page cover what's possible.
Planning a remodel instead?
Questions about remodeling vs. selling.
How much is the LA mansion tax in 2026?
For City of Los Angeles sales closing on or after July 1, 2026, Measure ULA is 4% of the full price from $5.4 million and 5.5% from $10.9 million, on top of the city's 0.45% and the county's 0.11% transfer taxes. The thresholds rise every July 1 with inflation.
Does Measure ULA apply in Beverly Hills, Santa Monica or Malibu?
No. ULA applies only inside City of Los Angeles limits. Santa Monica has its own transfer tax, including 5.6% on sales of $8 million and up; Beverly Hills, Malibu and Pasadena charge only the county rate. Some addresses with those city names are actually in the City of LA or the county, so check the parcel.
Is the mansion tax charged on the whole price or just the amount over the threshold?
The whole price. Once a sale crosses $5.4 million, 4% applies to the entire amount, which is why sale prices just above the threshold are so expensive for sellers.
Is anything about ULA on the November 2026 ballot?
Yes. A City of LA measure on the November 3, 2026 ballot would give homes damaged or destroyed in the January 2025 Palisades Fire a five-year exemption from ULA. A statewide measure, Prop 43, would not change taxes already in place.
Who pays transfer taxes in Los Angeles?
By custom the seller pays the transfer taxes, though it can be negotiated in the contract.
Is remodeling cheaper than moving?
Often, for higher-value homes in the City of LA or Santa Monica, once transfer taxes, commissions, moving and a higher property tax bill are added up. It depends on your price, location and remodel scope, which is what this calculator compares.
Leaning toward staying? See the remodel first.
We design whole-home remodels in 3D, so you can walk the finished house before deciding. Tell us about your home.