California Property Records
Title Search | Lien Search | Deed Retrieval | Community Property Verification | Chain of Title
U.S. Title Records provides professional property records examination for all 58 California counties. Our abstractor network has direct access to County Recorder databases, Assessor records, and court lien dockets across every California recording jurisdiction. Community property state. Prop 13 assessed values. Mello-Roos identification. BBB A+ accredited since 2009. Reports from $29.
Professional Property Records Research for All 58 California Counties
California is the largest real estate market in the United States by transaction volume, and its property records system is among the most complex. Since 2009, U.S. Title Records has maintained a dedicated abstractor network across all 58 California counties with direct access to County Recorder databases (including the massive Los Angeles County Registrar-Recorder system with over 50 million recorded documents), County Assessor records, Superior Court judgment dockets, and Secretary of State UCC filing databases. Our California practice serves homebuyers navigating community property rules, investors conducting pre-auction due diligence, attorneys handling quiet title actions, and lenders requiring pre-funding verification.
California property records present unique complexities that our abstractors are specifically trained to navigate. The state's community property laws under Family Code Section 760 mean that ownership interests can exist even when only one spouse appears on the recorded deed. Proposition 13 assessment caps can mask a property's true market value by tens or hundreds of thousands of dollars. Mello-Roos Community Facilities District taxes can add $2,000 to $10,000+ annually to a property's tax obligation, yet these amounts do NOT appear on Zillow, Redfin, or most listing websites.
When you order a California property records examination from U.S. Title Records, you receive a professional report prepared by an abstractor with direct experience in the specific California county where your property is located. Every report includes recording references (document numbers), statutory citations, and professional analysis of what the findings mean for your transaction. No login, no subscription, no contracts. One report, one fee, delivered via email in PDF format.
Why Our California Reports Are Different
Most online "property record" services pull from a single aggregated database. Our abstractors search the actual County Recorder's grantor-grantee index, cross-reference the County Assessor for Prop 13 values and Mello-Roos status, examine Superior Court judgment dockets, and check the California Secretary of State for UCC filings and Franchise Tax Board liens. This multi-source examination identifies encumbrances that single-database searches miss entirely.
Los Angeles County Expertise
LA County has over 10 million residents and does NOT offer online deed image searches. Recorded document images must be obtained by visiting the Registrar-Recorder/County Clerk in person at one of four locations. Our abstractors eliminate this requirement: order a Deed Copy ($45) and receive the recorded instrument via email without visiting any county office.
Community Property Verification
California is one of nine community property states. Property acquired during marriage is presumed equally owned by both spouses regardless of whose name is on the deed. Under Family Code Section 1102, both spouses must consent to any conveyance. A deed signed by only one spouse is voidable. Our reports identify the vesting type and evaluate potential community property claims that may not be apparent from the face of the recorded deed.
California Title Search Reports and Deliverables
Every report prepared by a professional abstractor with direct access to California county records
Property Detail Report ($29)
Ownership verification and assessment data for any California property.
- Current vested owner and form of tenancy
- Prop 13 assessed value and current tax levy
- Mello-Roos CFD status (not on Zillow)
- Open deeds of trust (mortgages)
- Property characteristics and lot size
- Most recent sale date and consideration
- Tax delinquency status
Full Owner Lien Report ($195)
Comprehensive encumbrance search for the property AND the owner personally.
- Everything in the $29 report
- All recorded liens (deeds of trust, judgment liens, mechanic liens, lis pendens)
- Superior Court judgment docket search
- California Franchise Tax Board lien search
- IRS federal tax lien search
- Secretary of State UCC filing search
- Federal bankruptcy records
- Community property analysis
- Free foreclosure status check
Expanded Title Search ($375)
The most comprehensive examination available for California property.
- Everything in the $195 report
- Complete chain of conveyance with copies of all vesting instruments
- Easement and restrictive covenant research
- Legal description verification
- Flood zone determination
- Comparable sales data
- Recording references for every instrument
Additional: Deed Copy $45 | Title Search by Name $75/$535 | Property Lien Report $95 | Chain of Title $275 | Full schedule of fees
Who Uses Our California Property Records Service
Our California reports serve every participant in the real estate transaction
Homebuyers
Verify clear title before closing. Identify Mello-Roos hidden costs, community property claims, and liens that transfer with the property. Reports from $29.
Real Estate Investors
Pre-acquisition due diligence for rental properties, flips, and foreclosure auction purchases across all 58 CA counties. No redemption after trustee's sale. $195 recommended.
Attorneys and Paralegals
Litigation support, quiet title actions, estate administration, and seller financing due diligence. Reports with recording references and statutory citations.
Lenders and Servicers
Pre-funding title verification, default servicing, and collateral review. Expanded Title Search ($375) provides documentation for underwriting. Our sister company U.S. Asset Records provides nationwide asset investigation services.
Three California Title Risks That Online Listings Do Not Disclose
1. Mello-Roos: $2,000 to $10,000+ per year not shown on Zillow or Redfin. Mello-Roos Community Facilities District taxes fund infrastructure in new developments. They are assessed through the property tax bill but are NOT based on property value and do NOT appear on listing websites. Common in the Inland Empire, San Diego suburbs, and Central Valley. A Property Detail Report ($29) identifies Mello-Roos status for any California property.
2. Community property claims invisible on the deed. Under Family Code Section 760, property acquired during marriage is community property regardless of whose name is on the deed. A deed showing only one spouse does not eliminate the other spouse's community property interest. A title examination identifies vesting type and evaluates potential claims.
3. Mechanic lien priority relates back to construction start date. Under Civil Code Section 8400, a mechanic lien's priority relates back to the date work commenced, not the date the lien was recorded. This means a mechanic lien can have priority over a deed of trust recorded after construction began on the property. A Full Owner Lien Report ($195) identifies all recorded mechanic liens.
California Property Records and Title Examination
California property records are maintained by the County Recorder (or Clerk-Recorder) in each of the state's 58 counties. All instruments affecting real property are recorded with the County Recorder under Government Code Sections 27201 through 27387 and Civil Code Sections 1213 through 1220. California is a race-notice recording state under Civil Code Section 1214, a community property state (one of nine in the U.S.) under Family Code Section 760, and uses deeds of trust rather than traditional mortgages for the majority of real property lending.
Proposition 13 (Revenue and Taxation Code Section 51) limits property tax to 1% of purchase price with annual increases capped at 2%. Reassessment to current market value occurs only upon change of ownership or new construction. Proposition 19 (effective February 2021) modified parent-child exclusions, limiting inherited low assessed values to primary residences only. For free property record access, county Assessor and Recorder websites provide limited online searches.
Deed of Trust (Not Mortgage)
California primarily uses deeds of trust rather than traditional mortgages. The three-party structure (trustor, beneficiary, trustee) enables non-judicial foreclosure through a trustee's sale under Civil Code Sections 2924 through 2924k. California provides NO statutory right of redemption after a non-judicial trustee's sale under Section 2924h(c). For foreclosure auction buyers, a Full Owner Lien Report ($195) identifies all encumbrances before bidding.
Race-Notice Recording State
Under Civil Code Section 1214, an unrecorded conveyance is void against a subsequent purchaser who records first in good faith and for value. A comprehensive title report search must examine the grantor-grantee index to verify no unrecorded interests have been subsequently recorded that could affect the chain of conveyance. California does NOT have a statutory HOA super lien (unlike Florida, Colorado, and Maryland).
California Recording System
How property records are structured across California's 58-county system
Mello-Roos Community Facilities Districts
The Mello-Roos Act of 1982 (Government Code Section 53311 et seq.) allows local governments to create CFDs that levy special taxes to fund infrastructure, schools, and public services. Mello-Roos taxes are NOT subject to Proposition 13's 1% limit and can add $2,000 to $10,000+ annually. The assessment runs with the land for 25-40 years. Sellers must provide a Mello-Roos disclosure under Government Code Section 53340.2. These amounts do NOT appear on Zillow or Redfin.
Non-Judicial Foreclosure
California foreclosure proceeds in three recorded stages: (1) Notice of Default, (2) Notice of Trustee's Sale after a 3-month reinstatement period, and (3) Trustee's Deed Upon Sale after the auction. California provides NO statutory right of redemption after a non-judicial sale under Civil Code Section 2924h(c). This contrasts with states like Michigan (6-month redemption) and Tennessee (1-year tax sale redemption).
County Recorder vs. County Assessor
California distributes records across two offices. The County Recorder maintains recorded instruments: deeds, deeds of trust, reconveyances, mechanic liens, judgment liens, and federal tax liens. The County Assessor maintains valuation data: Prop 13 assessed values, property characteristics, and tax information. Both offices must be consulted for a complete examination. A Property Detail Report ($29) compiles data from both.
California Lien Types
Key California lien types include: deeds of trust (Civil Code 2924), judgment liens (CCP 697.310, 10 years renewable), mechanic liens (Civil Code 8000-9566, 90-day filing, priority relates back to work commencement), property tax liens (always first priority), Franchise Tax Board liens (10 years), IRS liens (10 years, 120-day redemption), HOA liens (Civil Code 5650, no super lien status), and Mello-Roos (tax lien priority). See our complete California lien types guide.
How to Order a California Property Records Examination
Six steps from property address to completed title report
Submit Address
Provide the California property address through the order portal. We identify the correct county automatically.
Select Report Scope
Choose from $29 (ownership + Mello-Roos) to $375 (preliminary title report with easement research).
Abstractor Assigned
A professional abstractor with direct experience in the specific California county begins the examination.
Multi-Source Search
County Recorder, County Assessor, Superior Court judgments, Secretary of State UCC filings, and FTB liens all examined as applicable.
Report Compiled
Findings compiled into a formal title report with recording references and professional analysis.
PDF Delivered
Report via email in PDF. Email office@ustitlerecords.com with questions. For asset investigation, visit U.S. Asset Records.
California Property Records Questions
Authoritative answers regarding California real property records and title examinations
How Do I Search California Property Records?
Submit the property address to U.S. Title Records for professional examination covering all 58 counties. Reports from $29 to $375. Free resources: County Assessor websites (values, owner) and County Recorder grantor-grantee indexes. However, free resources search only one database in one county and cannot identify judgment liens, FTB liens, UCC filings, or Mello-Roos status.
Search CA Records →How Much Does a California Title Search Cost?
Property Detail $29, Deed Copy $45, Name Search $75/$535, Lien Report $95, Full Owner Lien $195, Chain of Title $275, Expanded $375. Same pricing all 58 counties, LA to Alpine. Full schedule of fees.
Schedule of Fees →What Is Mello-Roos and Why Doesn't It Show on Zillow?
Mello-Roos is a special tax levied by a Community Facilities District under Government Code Section 53311. It can add $2,000 to $10,000+ annually beyond standard property tax and runs with the land for 25-40 years. Mello-Roos does NOT appear on Zillow, Redfin, or most listing sites because it is not based on property value. The amount appears only on the official county tax bill. A Property Detail Report ($29) identifies Mello-Roos status.
Check Mello-Roos →How Does Prop 13 Affect California Property Records?
Proposition 13 (1978) limits property tax to 1% of purchase price with annual increases capped at 2%. Reassessment to market value occurs only on ownership change or new construction. The assessed value shown in property records may be far below current market value for long-held properties. Prop 19 (2021) limited inherited low tax bases to primary residences. A Preliminary Change of Ownership Report is required with every deed recording under R&T Code Section 480.
Property Detail Report →Does LA County Have Online Deed Access?
The Los Angeles County Assessor provides online property search for values and ownership. However, LA County does NOT offer online deed image searches. Recorded documents must be obtained in person at the Registrar-Recorder at one of four locations (Norwalk, Beverly Hills, Lancaster, Van Nuys). U.S. Title Records provides Deed Copies ($45) and all reports via email without visiting any county office.
Deed Retrieval →How Does Community Property Affect a CA Title Search?
California is one of nine community property states. Under Family Code Section 760, property acquired during marriage is presumed equally owned regardless of whose name is on the deed. Both spouses must consent to conveyance (Section 1102). A deed signed by only one spouse is voidable. Community property claims can exist even when only one owner is on title. A title examination evaluates potential community property claims. For asset investigation, visit U.S. Asset Records.
Title Examination →California Property Records FAQ
What is Proposition 13?
Prop 13 (1978) limits California property tax to 1% of purchase price with 2% annual cap. Reassessment only on ownership change or new construction. Supplemental tax bills issued upon reassessment. Prop 19 (2021) limited parent-child exclusions to primary residences.
Is California a community property state?
Yes. One of nine. Property acquired during marriage is presumed community property under Family Code Section 760. Both spouses must join in conveyance under Section 1102. A deed signed by only one spouse is voidable. Community property with right of survivorship is also available.
How does California foreclosure work?
Non-judicial trustee's sale under Civil Code 2924. Three stages: Notice of Default, Notice of Trustee's Sale (after 3-month cure), Trustee's Deed Upon Sale. NO right of redemption after sale under Section 2924h(c). For auction due diligence, a Full Owner Lien Report ($195) identifies all encumbrances.
Does California have an HOA super lien?
How do I find the owner of a California property?
A Property Detail Report ($29) provides the vested owner. County Assessor websites also show free owner info. To find all properties owned by a person, a Title Search by Name ($75 statewide) covers all 58 counties. See our property owner search guide.
Can I order a CA title search without signing up?
No. No account, subscription, login, or contract required. Submit address through the order portal. One fee per property. Reports via email in PDF. Same pricing all 58 CA counties. For probate and estate matters, see our dedicated page.
What are California's lien types?
Deeds of trust, judgment liens (CCP 697.310, 10 yrs), mechanic liens (Civil Code 8000, 90 days, relate back), property tax liens (always first), IRS liens (10 yrs, 120-day redemption), FTB liens (10 yrs), HOA liens (no super lien), Mello-Roos (tax priority), PACE liens (tax priority), lis pendens (CCP 405.20). See our complete CA lien types guide.
What is a PACE lien?
Property Assessed Clean Energy liens fund energy efficiency improvements and are repaid through property tax assessments. PACE liens share tax lien priority and survive foreclosure. Active for residential properties in California. A Full Owner Lien Report ($195) identifies PACE liens on any California property.
Top California Counties
Professional property records examination for all 58 California counties
Los Angeles
10M+ | Registrar-Recorder
San Diego
3.3M | Assessor-Recorder
Orange
3.2M | Clerk-Recorder
Riverside
2.5M | Assessor-Clerk
San Bernardino
2.2M | Assessor-Recorder
Santa Clara
1.9M | Clerk-Recorder
Alameda
1.7M | Clerk-Recorder
Sacramento
1.6M | Clerk-Recorder
Contra Costa
1.2M | Clerk-Recorder
San Francisco
870K | Assessor-Recorder
Fresno
1M+ | Clerk-Recorder
San Mateo
760K | Assessor-Clerk
All 58 counties covered at the same pricing. Alpine through Yuba included.
Search California Property Records
Professional title examination for any property in all 58 California counties. Ownership verification, Mello-Roos identification, community property analysis, lien examination, and deed retrieval. Reports from $29. For asset investigation, visit U.S. Asset Records.