San Mateo County Property Records
Obtain property records, title searches, and deed copies for Daly City, San Mateo, Redwood City, South San Francisco, and all San Mateo County communities. Access deeds, liens, mortgages, judgments, and recorded documents. Reports delivered in PDF format — 7 days a week. No login required.
San Mateo County Clerk-Recorder Overview
San Mateo County sits at the heart of the San Francisco Peninsula, stretching from the Pacific coastline east to the San Francisco Bay. With a population of approximately 765,000 and an assessed property value exceeding $206 billion, the county encompasses some of California's most sought-after residential and commercial real estate. The Assessor-County Clerk-Recorder & Elections (ACRE) office, headed by Mark Church, manages all recording and public records functions from its Redwood City headquarters.
San Mateo County at a Glance
Peninsula county between San Francisco and Silicon Valley
Unlike neighboring Santa Clara County — which took its official records index offline in 2018 — San Mateo County maintains a free online Grantor/Grantee database accessible through the RecorderWorks portal. However, owner names are redacted from online index results as a privacy protection measure against identity theft, which means that while you can search by grantor or grantee name, the public-facing results omit identifying information. Full document images require an in-person visit or a mail request.
Recording Fees & Fee Schedule
The following fee schedule reflects current San Mateo County recording charges. All fees are subject to change by county ordinance.
| Fee Type | Amount | Authority / Notes |
|---|---|---|
| First page — standard recording | $14.00 | Government Code §27361 |
| Each additional page | $3.00 | Government Code §27361 |
| Combined documents / additional title | $14.00 | Per additional title within same recording |
| Real Estate Fraud Prosecution Fee | $3.00 | Per title — BOS Resolution 075141 (eff. June 2017) |
| SB2 Building Homes & Jobs Act | $75.00 | Per parcel/title, max $225 — exempt for DTT or owner-occupier transfers |
| Missing PCOR penalty | $20.00 | If Preliminary Change of Ownership Report not filed |
| Undersized print penalty | $1.00 | Per page — applied to entire document |
| Non-conforming size penalty | $3.00 | Per page — documents not 8½" × 11" |
| Conformed copy / acknowledge | $10.00 | Proof of recording |
| Research files | $20.00 | Staff-assisted research |
| Document copy — first page | $5.00 | Uncertified / regular copy |
| Document copy — additional pages | $1.00 | Per page, same document |
| Certification fee | $5.00 | Per document — in addition to copy fees |
| Map of subdivided land — first page | $9.00 | Government Code §27366 |
| Map copy — 18" × 23" | $200.00 | Per recorded map |
Payment at the office is accepted by cash, pre-printed check (payable to San Mateo County Clerk-Recorder, drawn against a U.S. bank), or credit/debit card (Visa and Mastercard only). Mail-in requests accept checks only.
Documentary Transfer Tax
City of San Mateo — Measure CC (Graduated Transfer Tax)
Properties within the City of San Mateo's municipal boundaries are subject to an additional city conveyance tax established by Measure CC, approved by voters in November 2022. The city tax is levied on the full value of the property — not net of liens — which is a non-standard provision under California transfer tax law.
| Consideration / Value | City Tax Rate | Per $1,000 Equivalent |
|---|---|---|
| Under $10,000,000 | 0.5% | $5.00 / $1,000 |
| $10,000,000 and above | 1.5% | $15.00 / $1,000 |
Measure CC includes exemptions unique to the City of San Mateo: transfers among joint tenants and tenants in common (Muni Code 3.48.030(6)), marital property transfers (3.48.030(6)-(7)), parent-to-child and parent-to-stepchild transfers (3.48.030(8)), and continuing partnership exemptions (3.48.020 & 3.48.030(5)). Notably, there is no proportional interest exemption under the city ordinance.
Town of Hillsborough
Properties in Hillsborough are subject to an additional city transfer tax of $0.30 per $1,000. Payment responsibility is negotiable between buyer and seller.
Transfer Tax Example — City of San Mateo
Sale price: $2,500,000 home in the City of San Mateo
| Tax Layer | Calculation | Amount |
|---|---|---|
| County DTT ($1.10 / $1,000) | 2,500 × $1.10 | $2,750.00 |
| City of San Mateo Measure CC (0.5%) | $2,500,000 × 0.005 | $12,500.00 |
| Total transfer taxes | $15,250.00 |
Online Resources & Record Access
San Mateo County provides several digital tools for property research. The online Grantor/Grantee Index at smcacre.gov allows name-based and recording number searches — though owner names are redacted from results as a privacy measure. The RecorderWorks portal at apps.smcacre.org/recorderworks supports document searches and copy orders. The Assessor's office provides free online access to parcel data, assessed values, property characteristics, ownership information, and property tax lookup through the main ACRE website. Parcel/assessor maps are available digitally as well.
For in-person research, the entire ACRE operation is consolidated at 555 County Center in Redwood City. The Assessor Division occupies the first floor alongside the Clerk-Recorder Division. Both divisions share the county's metered parking garage. The county also offers an online appointment scheduling tool at appts.smcacre.org, though walk-ins are welcome.
Peninsula Property Records — Local Market Issues
City of San Mateo Measure CC Impact
The 0.5% city transfer tax on sales under $10M and 1.5% on sales of $10M+ creates a significant closing cost layer for Peninsula transactions. Unlike most California city transfer taxes, San Mateo's is calculated on full value — not net of liens. For a $5M property, combined county-plus-city taxes reach $30,500. Sellers customarily pay county DTT; the city portion is negotiable per Muni Code.
Redacted Online Index
While San Mateo County's online Grantor/Grantee Index is functional (unlike Santa Clara's, which was taken entirely offline), owner names are deliberately omitted from public-facing search results to prevent identity theft. This means thorough title research still requires an in-person visit, a mail request, or a professional title search service to obtain complete chain-of-title information.
Tech Company Ground Leases & Campus Transfers
The northern Peninsula (South San Francisco biotech corridor, Menlo Park tech campus cluster including Meta headquarters, Redwood City tech offices) features significant ground lease arrangements and corporate entity transfers. Revenue & Taxation Code §64 governs entity-level transfer triggers — critical for properties held by LLCs or partnerships where ownership interest changes may not appear in traditional deed records.
Hillsborough & Atherton Estate Properties
Two of California's wealthiest municipalities sit within San Mateo County. Hillsborough (minimum lot size: 0.5 acre) and Atherton (median home prices consistently among the nation's highest) present unique title concerns: private roads with complex easement histories, deed-restricted architectural requirements, large-lot subdivisions with historical water rights, and multi-generational family trusts with complex chain-of-title issues amplified by Proposition 19 reassessment exposure.
Coastal Zone & Half Moon Bay Properties
The entire western coastline of San Mateo County — from Pacifica through Half Moon Bay, San Gregorio, and Pescadero to Año Nuevo — falls within the California Coastal Zone. Properties in this area carry additional title encumbrances: Coastal Development Permits (CDPs), Local Coastal Program restrictions, agricultural preservation easements, and potential California Coastal Conservancy deed restrictions. Midcoast communities (Montara, Moss Beach, El Granada) have limited infrastructure that triggers special assessment districts.
SFO Airport & Noise Easements
San Francisco International Airport occupies unincorporated county land and generates significant noise impacts on nearby communities including Millbrae, Burlingame, San Bruno, and South San Francisco. Properties within designated noise contour zones carry avigation easements and noise disclosure requirements that appear in title records. These easements can affect property values and must be reviewed carefully during title examination, particularly for residential properties near flight paths.
Counties Neighboring San Mateo
San Mateo County borders several other California counties whose property records you may need for cross-jurisdictional research:
Complete Guide to San Mateo County Property Records
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Title Search FAQs for San Mateo County
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San Mateo County FAQ
Understanding San Mateo County Property Documents
Property transactions in San Mateo County involve several categories of recorded documents that buyers, sellers, and investors should understand before initiating a title search or lien investigation.
Grant deeds are the most common instrument for transferring real property in California. Unlike warranty deeds used in other states, California grant deeds provide two implied warranties: that the grantor has not previously conveyed the same property, and that the property is free from encumbrances created by the grantor except those already disclosed. When ordering a chain of title report for San Mateo County properties, each grant deed in the ownership history is examined to verify these warranties were maintained.
Deeds of trust serve as the security instrument for most San Mateo County mortgages. Unlike states that use traditional mortgages, California's deed of trust creates a three-party arrangement between the trustor (borrower), beneficiary (lender), and trustee (neutral third party). When the loan is paid off, a reconveyance deed is recorded to release the lien. Unreleased deeds of trust that appear in title searches often require a full reconveyance to be recorded before clear title can be established.
Lis pendens notices alert potential buyers that litigation affecting a San Mateo County property is pending. These recorded notices can involve boundary disputes, partition actions, or foreclosure proceedings. A comprehensive lien search will identify any active lis pendens that could affect your ability to obtain clear title or title insurance for the property.
Mechanic's liens in California have specific recording deadlines that differ based on whether the claimant is a direct contractor, subcontractor, or material supplier. For San Mateo County properties, preliminary notice must typically be given within 20 days of first furnishing labor or materials. The mechanic's lien itself must be recorded within specific timeframes after project completion. These liens take priority from the date work commenced, not the recording date, which makes them particularly significant in title searches for recently improved properties.
Abstract of judgment liens attach to all real property owned by the judgment debtor in San Mateo County once recorded with the county recorder. These liens remain effective for ten years and can be renewed. Title searches for San Mateo County properties routinely check for abstracts of judgment filed against current and prior owners to ensure no undisclosed judgment liens will survive a property transfer.
Easements recorded against San Mateo County properties include utility easements, access easements, conservation easements, and prescriptive easements. Unlike liens, easements do not necessarily indicate a financial obligation but can significantly restrict how property may be used. A preliminary title report will identify all recorded easements and their specific terms, helping buyers understand exactly what restrictions apply before completing a purchase.
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San Mateo County Official Resources
For San Mateo County property record verification, these California government resources provide authoritative information:
- California Secretary of State – Business entity searches and UCC filings
- California Department of Real Estate – Licensing and regulatory information
- State Board of Equalization – Property tax assessment standards