San Francisco County Property Records
Title Search | Lien Search | Deed Search | TIC Examination | Chain of Title
U.S. Title Records provides professional property records search and title examination for all of San Francisco. San Francisco is both a city and a county with a combined Assessor-Recorder office. TIC (Tenancy-in-Common) ownership is unique to the San Francisco market. Graduated transfer tax reaching up to 6% on sales above $25,000,000. Highest per-square-foot values in California. Rent control and just-cause eviction ordinances create encumbrances affecting title. Online portal with free document previews. Reports from $29.
San Francisco Property Records Search and Title Examination
San Francisco is one of only three consolidated city-county governments in California (along with the City and County of San Francisco, that is both the city and the entire county). The Office of the Assessor-Recorder, led by an elected Assessor-Recorder, handles both property assessment (valuation) and document recording from a single office in City Hall, Room 190, at 1 Dr. Carlton B. Goodlett Place, San Francisco, CA 94102. There is no separate County Recorder and County Assessor; the functions are combined. This means one office is the source for both recorded documents (deeds, deeds of trust, liens) and assessment data (Prop 13 base year values, exemptions).
TIC (Tenancy-in-Common) ownership is a defining feature of the San Francisco real estate market that does not exist at scale in any other US market. A TIC allows multiple individuals to co-own a single parcel (typically a multi-unit building) where each owner occupies a specific unit under a TIC agreement. Unlike condominiums (where each unit is a separate legal parcel), a TIC building remains one parcel for recording and tax purposes. When a TIC share is sold, only that percentage interest is reassessed under Prop 13, while the other owners' assessed values remain unchanged. TIC financing is more complex than condo financing because the buyer is purchasing a fractional interest in the entire building, not a discrete unit. Lenders require a TIC-specific loan product, and lien examination must analyze the entire parcel, not just one unit.
San Francisco imposes the highest transfer tax rates in California, with a graduated structure reaching 6% on sales above $25,000,000. The SF transfer tax under San Francisco Business and Tax Regulations Code Article 12-C ranges from $2.50 per $1,000 (on sales up to $250,000) to $60.00 per $1,000 (on sales above $25,000,000). On a $2,000,000 sale: $15,000 in SF transfer tax alone (at the $7.50/$1,000 tier), plus the county documentary transfer tax of $1.10/$1,000 ($2,200). Total: $17,200. On a $30,000,000 commercial sale: $1,800,000 in transfer tax (6% tier). No other California county approaches these rates. For comparison, LA County base rate is $1.10/$1,000 and San Diego County is $1.10/$1,000.
TIC Ownership: The SF-Only Title Challenge
In a TIC, each owner holds an undivided fractional interest in the entire parcel plus a TIC agreement specifying which unit they occupy. The building is one parcel on one tax bill. A title search must examine the entire parcel (all owners' interests, all deeds of trust, all liens). If one TIC co-owner has a judgment lien, it attaches to their fractional interest in the whole parcel. Our $195 report examines the entire parcel and identifies encumbrances affecting each fractional interest.
Graduated Transfer Tax: Up to 6%
SF Business and Tax Regulations Code Article 12-C: $2.50/$1,000 (up to $250K), $3.40/$1,000 ($250K-$1M), $3.75/$1,000 ($1M-$5M), $7.50/$1,000 ($5M-$10M), $15.00/$1,000 ($10M-$25M), $60.00/$1,000 ($25M+). Plus county documentary transfer tax $1.10/$1,000. Plus SB2 Building Homes and Jobs Act fee ($75-$225 per recording). The total closing cost for transfer taxes on high-value SF properties is the highest in California.
Rent Control as a Title Encumbrance
San Francisco's rent control ordinance (SF Administrative Code Ch. 37) and just-cause eviction protections apply to most buildings built before June 1979. When a rent-controlled building is sold, the new owner inherits all existing tenant protections, below-market rents, and eviction restrictions. These are not recorded encumbrances in the Assessor-Recorder's index, but they fundamentally affect the value and use of the property. For investors, rent control status is a critical due diligence item.
Online Portal with Free Document Previews
The SF Assessor-Recorder provides an online Public Index Search and a new community portal. You can search by name, APN, document number, or recording date. Document previews are available for free. Certified copies are $2.00 for the first page and $0.05 per additional page, with a $1.00 certification fee. The online portal provides index access and document previews, but does not search court judgments, state tax liens, UCC filings, or bankruptcy records.
San Francisco Title Search Reports
Professional examination for the City and County of San Francisco
Property Detail Report ($29)
SF ownership verification and assessment data.
- Current vested owner and tenancy type (TIC, condo, fee simple)
- Prop 13 assessed value and market value
- Open deeds of trust
- TIC fractional interest identification
- Tax payment status and delinquency
- Most recent sale and PCOR data
- Exemption status (homeowner, disabled vet)
Full Owner Lien Report ($195)
Comprehensive SF property AND owner lien search.
- Everything in the $29 report
- All Assessor-Recorder liens (deeds of trust, mechanic liens, lis pendens, NOD, NTS)
- Abstract of judgment search (CCP 697.310)
- CA FTB and IRS tax lien search
- UCC financing statement search
- Federal bankruptcy records
- TIC co-owner lien cross-reference
- Foreclosure status (NOD/NTS)
Expanded Title Search ($375)
The most comprehensive SF examination, essential for TIC purchases.
- Everything in the $195 report
- Complete chain of conveyance
- TIC agreement analysis
- Easement and restrictive covenant research
- Legal description verification
- Document number for every instrument
Additional: Deed Copy $45 | Title Search by Name $75 | Lien Report $95 | Chain of Title $275 | Full schedule of fees
Three San Francisco-Specific Risks That Require Professional Examination
1. TIC ownership creates shared-parcel liability that does not exist in condo or single-family ownership. In a TIC, the entire building is one parcel. If your TIC co-owner defaults on their loan, their lender can force a partition sale of the entire building. If your co-owner has an IRS tax lien, it attaches to their fractional interest in the building. If the building's property taxes are delinquent, the entire parcel is at risk, even if your portion has been paid. A standard title search that examines only the recorder index under your name will miss encumbrances recorded against your co-owners. A Full Owner Lien Report ($195) examines the entire parcel and cross-references all co-owners.
2. Transfer tax on high-value SF properties is the highest in California and among the highest in the nation. On a $5,000,000 SF residential sale: SF transfer tax of $18,750 (at $3.75/$1,000) plus county documentary transfer tax of $5,500 ($1.10/$1,000), totaling $24,250. On a $30,000,000 commercial sale: SF transfer tax of $1,800,000 (6% tier) plus county transfer tax of $33,000, totaling $1,833,000. For comparison, a $5M sale in San Diego County would incur approximately $5,500 in total transfer tax. SF's graduated structure creates a tax liability that increases non-linearly with price.
3. Rent control and just-cause eviction protections run with the property and survive transfer. A buyer who purchases a pre-1979 multi-unit building in San Francisco inherits all existing tenants at their current (often substantially below-market) rents, all rent increase limitations, and all just-cause eviction protections under SF Administrative Code Chapter 37. These are not recorded instruments and will not appear in a recorder search. For investors, the gap between current rents and market rents is the most material factor in valuation, and it is governed by local ordinance, not by anything in the title chain. Email office@ustitlerecords.com for SF-specific consultation.
San Francisco Property Records and Title Examination
San Francisco property records are maintained by the Office of the Assessor-Recorder at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 190, San Francisco, CA 94102. As a consolidated city-county, San Francisco combines the Assessor and Recorder functions in a single elected office. The Assessor-Recorder records all instruments affecting real property: grant deeds, quitclaim deeds, deeds of trust, reconveyances, mechanic liens (Civil Code 8400), lis pendens (CCP 405.20), abstracts of judgment (CCP 697.310), and federal tax liens. The office also maintains Prop 13 assessed values, exemption records, and the TIC property database. Online search is available through the Public Index Search and the new community portal at sf.gov, with free document previews.
Six characteristics distinguish San Francisco property records: (1) TIC (Tenancy-in-Common) ownership is unique to the SF market and creates shared-parcel title examination requirements, (2) the highest graduated transfer tax in California, reaching 6% on sales above $25,000,000, (3) combined city-county Assessor-Recorder office (one source for all recording and assessment data), (4) rent control and just-cause eviction (SF Admin Code Ch. 37) affect property value and use but are not recorded instruments, (5) highest per-square-foot residential values in California with correspondingly large Prop 13 uncapping on transfer, and (6) SB2 Building Homes and Jobs Act fee ($75-$225) applies to most recordings. For statewide California property records, see our main California Property Records page.
How San Francisco Property Records Search Works
Professional examination for the City and County of San Francisco
Enter the SF Address
Provide the address through the order portal. We identify TIC vs. condo vs. single-family and the applicable transfer tax tier.
Select Report Scope
$29 (ownership + TIC identification) to $375 (full TIC analysis). $375 recommended for any TIC purchase. $195 minimum for condos and single-family.
Multi-Source Examination
Assessor-Recorder Official Records, assessment database, court judgment docket, CA FTB, Secretary of State UCC, and federal bankruptcy. TIC co-owner cross-reference included.
Report Compiled
Document numbers, TIC fractional interest analysis, Prop 13 assessed value, transfer tax tier identification, and Civil Code/CCP citations.
PDF Delivered
Report emailed. Email office@ustitlerecords.com with questions. Asset investigation through U.S. Asset Records.
No City Hall Visit
No trip to Room 190. Full examination without in-person access. One property, one fee. BBB A+ since 2009.
San Francisco Property Records Questions
Authoritative answers for the most unique title market in California
Can I Search CA Property Records Online?
Yes. The Assessor-Recorder provides online Public Index Search and a new community portal at sf.gov. You can search by name, APN, document number, or recording date. Free document previews are available. Online search covers the Assessor-Recorder index but misses court judgments, state tax liens, UCC filings, and bankruptcy. For multi-source examination, submit the address to U.S. Title Records. From $29.
Search SF Records →What Is TIC Ownership?
Tenancy-in-Common (TIC) is a form of ownership where multiple individuals co-own a single parcel. Each owner holds an undivided fractional interest plus a TIC agreement specifying their unit. The building remains one parcel for tax and recording purposes. Unique to San Francisco at scale. TIC financing requires specialized loan products. Title examination must cover the entire parcel and all co-owners. A $375 Expanded is recommended for TIC purchases.
Title Examination →What Is the SF Transfer Tax Rate?
Graduated under SF Business and Tax Regulations Code Article 12-C. Ranges from $2.50/$1,000 (up to $250K) to $60.00/$1,000 (above $25M). On a $2M sale: approximately $15,000 SF tax plus $2,200 county documentary transfer tax. On $30M: $1,800,000 (6%). The highest in California. Add SB2 Building Homes fee ($75-$225 per recording) for total closing cost analysis.
CA Property Records →Does Rent Control Affect SF Property Title?
Rent control (SF Admin Code Ch. 37) is not a recorded instrument and does not appear in the Assessor-Recorder index. However, it fundamentally affects property value and use. Buildings built before June 1979 are subject to rent increase limitations and just-cause eviction protections. A new owner inherits all existing tenant protections. This is the most material factor in SF multi-unit investment valuation.
Investor Guide →How Does Prop 13 Work for TIC?
When a TIC share is sold, only that fractional interest is reassessed to current market value under Prop 13. The other co-owners' assessed values remain unchanged. This means a building can have different Prop 13 base year values for different fractional interests. One owner may be assessed at $300K (purchased in 2005) while another at $1.2M (purchased in 2025). Our $29 report identifies the current assessed value for the specific fractional interest.
Property Detail →How Much Does an SF Title Search Cost?
Property Detail $29, Deed Copy $45, Name Search $75, Lien Report $95, Full Owner Lien $195, Chain of Title $275, Expanded $375. $375 recommended for TIC properties. Schedule of fees.
Schedule of Fees →San Francisco Property Records FAQ
What is the difference between a TIC and a condo in San Francisco?
A condo is a separate legal parcel with its own deed, APN, tax bill, and recorded unit boundaries. A TIC is a fractional ownership interest in a single shared parcel. TIC owners have a TIC agreement (private contract) specifying which unit they occupy, but the building is one parcel with one tax bill. Condo financing uses standard mortgage products. TIC financing requires specialized TIC-specific loans. Condo title examination covers one parcel. TIC title examination must cover the entire building parcel and all co-owners' interests.
Can a TIC co-owner's lien affect my unit?
Yes. Because a TIC building is one parcel, a judgment lien or tax lien against one co-owner attaches to their fractional interest in the entire parcel. If a co-owner's creditor forces a partition sale, the entire building could be sold. This is the defining risk of TIC ownership and the primary reason professional title examination is critical for any TIC purchase. A $195 report cross-references all co-owners' names for liens, judgments, and bankruptcy.
What is the SB2 Building Homes fee?
The Building Homes and Jobs Act (SB2, Government Code 27388.1) imposes an additional $75 fee per APN per document title at the time of recording. Fee cannot exceed $225 per transaction. Applies to most real estate recordings except those exempt under the statute. This is in addition to base recording fees and transfer tax. On a typical SF residential transaction with 3-4 recorded documents, the SB2 fee adds $225-$675 in recording costs.
How do I find the owner of a San Francisco property?
The SF Assessor-Recorder website at sf.gov provides free online owner lookups by address, APN, or name. A Property Detail Report ($29) combines assessment and recording data in one report. For all SF properties by a person, a Title Search by Name ($75) covers the entire city-county. See our property owner search guide.
How does TIC-to-condo conversion work?
San Francisco has a lottery-based condo conversion process governed by the city's Subdivision Code. All TIC co-owners must agree. The building must meet building code requirements. The process creates individual condo parcels from the single TIC parcel. Each unit gets its own APN, deed, and tax bill. The conversion is recorded with the Assessor-Recorder. A $375 Expanded examines the title before conversion to identify encumbrances that must be resolved.
What do I need to order an SF property records report?
Only the property address. Submit through the order portal. APN also accepted. We identify TIC vs. condo vs. single-family and the applicable transfer tax tier. No account, subscription, or commitment. One fee per property. PDF via email. No City Hall visit. BBB A+ since 2009.
Search San Francisco Property Records
Professional title examination for any property in the City and County of San Francisco. Direct Assessor-Recorder access, TIC analysis, graduated transfer tax calculation, and comprehensive lien examination. Reports from $29.