Are you buying or selling in St. Francis Wood and unsure how San Francisco property taxes really work? You are not alone. Between base rates, voter‑approved add‑ons, and supplemental bills after a sale, the details can feel overwhelming. In this guide, you will get a clear, plain‑English walk‑through of how taxes are calculated, what to expect after closing, and the simple steps that help you plan with confidence. Let’s dive in.
How San Francisco property taxes work
Property taxes in San Francisco follow statewide rules set by Proposition 13. That framework controls how your home’s assessed value is set and how much it can increase each year.
Proposition 13 in practice
- Your assessed value usually resets to the purchase price when there is a change of ownership or when new construction is completed. This is called the base‑year value.
- Once set, your assessed value typically increases by no more than 2 percent per year until another reassessment event.
- Reassessment occurs again when the property sells or qualifying new construction is completed.
- In an established neighborhood like St. Francis Wood, many long‑held homes have lower assessed values that reflect earlier purchase prices plus the capped annual increases.
Temporary reductions if values fall
Under related practices often called Proposition 8 reductions, the county may temporarily reduce your assessed value if market value dips below your factored base‑year value. If the market recovers, the assessor can restore the value up to the factored base‑year, subject to the standard rules.
What makes up your tax bill
Every San Francisco secured property tax bill has two parts that together create your annual amount due.
The base 1 percent levy
The statewide base tax is 1.000 percent of your assessed value. This applies to all properties subject to Proposition 13.
Voter‑approved add‑ons
On top of the base levy, local voter‑approved bonds, parcel taxes, and special assessments are added. These vary by parcel and can include:
- K‑12 school and community college bonds or parcel taxes.
- City general obligation bonds for infrastructure, parks, libraries, or public safety.
- Special benefit or maintenance assessments for things like lighting or parks, where applicable.
- Mello‑Roos community facilities districts are common in some parts of California but are generally uncommon in older, built‑out San Francisco neighborhoods like St. Francis Wood. Confirm by parcel.
The only authoritative way to see your exact combined rate and line items is to review your parcel’s tax bill and county records. Your bill will list each voter‑approved charge and the amount applied to your parcel.
Estimating your annual taxes
A simple way to estimate your property taxes is:
- Annual tax ≈ Assessed value × (1.000% + local add‑on rate)
For example, if your assessed value is $2,000,000 and your local add‑ons total 0.12 percent, your total effective rate would be 1.12 percent. Your estimated annual bill would be about $22,400. This is illustrative only. The exact mix of bonds and parcel taxes depends on your specific parcel, and exemptions can reduce what you owe.
Supplemental tax bills after a sale
When a St. Francis Wood home sells, a separate supplemental assessment is typically triggered. This is different from the regular annual bill and often surprises buyers and sellers if they are not prepared.
What triggers a supplemental bill
A supplemental bill is created when the assessor sets a new full cash value, usually at the sale price, and compares it to the prior assessed value. The difference is taxed for the remainder of the fiscal year after the ownership change date.
How the calculation works
- The assessor determines your new value, typically the sale price unless adjustments apply.
- The supplemental assessment equals the difference between the new value and the prior factored base‑year value.
- That difference is prorated for the portion of the fiscal year remaining after the transfer date.
- In the next fiscal year, the regular secured bill reflects the new base‑year value, and the standard 2 percent cap applies going forward.
Who gets the bill and how escrow handles it
The county issues the supplemental bill to the taxpayer of record based on the ownership and timing of the reassessment. In practice, purchase contracts and escrow instructions usually spell out how buyers and sellers share responsibility. It is common for sellers to reimburse buyers for the portion attributable to the seller’s period of ownership, but this is negotiable and should be clearly stated in escrow.
When to expect it
Supplemental bills are mailed after the assessor processes the change of ownership. They arrive separately from the regular November and February installments and can show up after closing. Keep an eye on your mail and review your escrow settlement to see how supplemental taxes were prorated.
Hypothetical example
- Prior assessed value: $1,200,000
- Sale price/new value: $2,200,000
- Difference: $1,000,000
- If the combined tax rate is 1.12 percent, the annual tax on the difference is $11,200.
- If your closing occurs halfway through the fiscal year, the prorated supplemental bill would be about $5,600. The next regular bill would reflect the $2,200,000 base‑year value.
Actual county calculations use exact dates and formulas, so treat this as a simple illustration.
Local bonds and assessments in SFW
St. Francis Wood parcels participate in citywide measures that voters approve from time to time. Your bill may include:
- K‑12 school bonds and parcel taxes for the San Francisco Unified School District.
- City general obligation bonds supporting infrastructure, parks, libraries, or public safety projects.
- Community college district bonds, where applicable.
- Special assessment districts in certain locations for lighting, landscaping, or similar benefits.
Because St. Francis Wood is a historic, built‑out neighborhood, Mello‑Roos taxes are generally uncommon. Still, always verify your specific parcel’s bill to confirm what applies.
Practical steps for SFW buyers
Use this quick checklist during escrow so you know exactly what to expect.
- Request the seller’s most recent tax bill and the prior two years. These show all bond and parcel tax line items and the payment history.
- Use the San Francisco Assessor‑Recorder parcel search to confirm the assessed value, the year of last reassessment, any Prop 8 status, and exemptions.
- Use the San Francisco Treasurer and Tax Collector parcel lookup to review current and prior secured bills and to see your exact combined rate and line items.
- Ask escrow to include clear supplemental tax proration language that describes who pays any supplemental taxes issued after closing.
- If your transaction involves a family transfer, a trust, or anything that might qualify for a reassessment exclusion, review the Assessor’s guidance and consult a qualified tax professional, since Proposition 19 changed many prior rules.
Practical steps for SFW sellers
Make your sale smoother by preparing these items up front.
- Provide buyers and escrow with copies of your recent tax bills and a written note about any assessments you know are pending.
- Confirm whether you have an active or pending Proposition 8 reduction that could affect the tax picture at closing.
- Plan for supplemental bills following a sale. Work with your agent and escrow to define how supplemental taxes will be allocated for the period before close.
Exemptions and transfer rules to know
- Homeowner’s exemption: If the home is your primary residence, you can apply for a partial reduction in assessed value through the county assessor. This can lower your tax bill.
- Other relief: Veterans’ and disabled veterans’ exemptions may apply in limited cases. Review eligibility with the San Francisco Assessor‑Recorder.
- Parent‑child and related transfers: Proposition 19 significantly changed prior exclusion rules. Some transfers may still qualify, but requirements are strict. Check county guidance and speak with a tax attorney or CPA before relying on an exclusion.
Where to confirm your numbers
For parcel‑specific clarity, go straight to the source:
- Review your actual tax bills. They list each voter‑approved charge and the amount billed to your parcel.
- Look up your parcel with the San Francisco Assessor‑Recorder to confirm assessed value, base‑year, exemptions, and any temporary Proposition 8 adjustments.
- Use the San Francisco Treasurer and Tax Collector to see current and prior bills, installment history, and county payment rules.
- If you are in escrow, request these documents from the seller and have escrow save them to your file so everyone understands the numbers.
Final thoughts
When you understand the building blocks of San Francisco property taxes, St. Francis Wood becomes much easier to budget for. Remember the basics: the 1 percent base rate is just the start, voter‑approved items vary by parcel, and a sale often triggers a separate supplemental bill. With a few simple checks and clear escrow language, you can avoid surprises and plan with confidence.
If you want help gathering the right documents or setting expectations during a sale or purchase, reach out to Mandy Lee. As a neighborhood‑focused San Francisco real estate advisor, she can help you navigate the process and connect you with the right county resources. When you are ready to explore your next move or want a data‑informed price conversation, contact Mandy Lee.
FAQs
Will my St. Francis Wood property tax change when I sell?
- For the buyer, the assessed value generally resets to the purchase price under Proposition 13, so the buyer’s taxes typically rise relative to the seller’s prior tax base.
Who receives the supplemental bill after a St. Francis Wood sale?
- The county issues the supplemental bill to the taxpayer of record based on timing, while escrow instructions usually decide how the cost is shared between buyer and seller.
How do supplemental bills get calculated in San Francisco?
- The assessor taxes the difference between the new value and the prior assessed value, prorated for the remainder of the fiscal year after the change of ownership.
Do Mello‑Roos taxes apply in St. Francis Wood?
- Mello‑Roos taxes are generally uncommon in this older, built‑out neighborhood, but you should verify your specific parcel’s bill to be sure.
When are regular San Francisco property tax installments due?
- Taxes are billed on the secured roll in two installments each fiscal year; for authoritative due dates and penalties, consult the San Francisco Treasurer and Tax Collector.
