What is identical
Prop 13 itself: 1% of assessed value, assessments capped at 2% annual growth until a change of ownership, and supplemental assessments after purchase. Neither county is "cheaper" on the base — the differences are in the add-ons.
What differs at purchase
- Documentary transfer tax: both counties charge $1.10 per $1,000. Cities add their own: the City of LA adds $4.50 per $1,000 (0.45%) — relevant to Chatsworth, Northridge, Porter Ranch, Woodland Hills, and all LA-city SFV addresses. Most Ventura County cities add nothing.
- Measure ULA (City of LA): sales above the inflation-adjusted threshold (~$5.3M tier in 2026) pay an additional 4%, rising to 5.5% at the upper tier — a six-figure consideration on luxury SFV/Calabasas-adjacent deals inside city limits. Calabasas, Hidden Hills, and Westlake Village are separate cities and exempt.
What differs in the bill
- Rate-area add-ons: school bonds and special assessments vary by tax rate area in both counties — two homes a mile apart can differ 0.1%+ annually.
- Mello-Roos: concentrated in newer tracts — Porter Ranch and SCV in LA County; Wood Ranch/Big Sky (Simi), Moorpark, and Camarillo tracts in Ventura County. Always pull the CFD detail per parcel.
See the tract-level comparison in our multi-city Mello-Roos guide.
The practical takeaway
For most purchases under $1.5M the county line changes hundreds to a few thousand dollars a year, not life-changing money — schools and commute should dominate. At $5M+ inside the City of LA, ULA changes deal structure entirely, and experienced corridor agents plan around it. This page is general information, not tax advice — confirm specifics with the assessor, a title officer, and your tax professional.
Frequently asked questions
Is property tax higher in LA County than Ventura County?
The Prop 13 base is identical (1% + add-ons; ~1.1%-1.3% effective in both). The meaningful differences are the City of LA's 0.45% transfer tax and Measure ULA on $5M+ sales, plus parcel-specific bonds and Mello-Roos.
What is Measure ULA?
The City of Los Angeles' additional transfer tax on high-value sales — 4% above the lower threshold (inflation-adjusted, ~$5.3M tier in 2026) and 5.5% at the upper tier. Separate cities like Calabasas and Hidden Hills are exempt.
Do Simi Valley or Moorpark have city transfer taxes?
No city documentary transfer tax beyond the standard $1.10/$1,000 county rate — one of the quiet advantages of Ventura County closings. Verify current rates with the title officer at opening.
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