A home sale in Pasadena pays only the LA County documentary transfer tax of $1.10 per $1,000, because Pasadena has no city transfer tax and is outside the City of Los Angeles, so Measure ULA does not apply. The local item agents most need to know is the City of Pasadena's Presale Program: for most homes, the seller must obtain a Presale Certificate from the City before the close of escrow.
Here is what that means for your file, based on the City of Pasadena and LA County Registrar-Recorder websites as of October 2026.
What transfer tax does a Pasadena sale pay?
The LA County Registrar-Recorder lists five cities with their own documentary transfer tax: Los Angeles, Culver City, Santa Monica, Pomona and Redondo Beach. Pasadena is not one of them. A Pasadena sale pays the county rate of $0.55 per $500, or $1.10 per $1,000.
Measure ULA is a City of Los Angeles tax. Pasadena is its own city, so ULA does not apply to Pasadena property, even at high price points. Our post on who pays transfer tax in Los Angeles covers the county and the five taxing cities in more detail.
What is the Pasadena Presale Program?
The City's Presale Self-Certification Program, adopted by ordinance and found in Pasadena Municipal Code chapter 14.17, applies to sales of single-family homes, condominiums, townhouses and duplexes. The City says the owner must obtain a Presale Certificate prior to the close of escrow.
There are two paths, according to the City's program pages:
Certificate of Completion. The owner self-certifies the property. To qualify, the property must have no open code cases, living space no more than 10% above the County Assessor's record, fire prevention, detection and exiting that meet the requirements, and no unpermitted construction or accessory structures over 120 square feet.
Certificate of Inspection. For a property that does not qualify for self-certification, the City inspects it. If deficiencies are found, the owner can correct them and be reinspected, or sign a Transfer of Responsibility that shifts the duty to correct them to the buyer.
The City charges a fee for each path, listed on its program page. The program office can be reached at (626) 744-7144 or PresaleProgram@cityofpasadena.net.
When should the seller start?
Early. Because the certificate is required before closing, I ask listing agents to check eligibility before the home goes on the market. A seller who learns in week three that the square footage doesn't match the Assessor's record, or that a garage conversion was never permitted, has less time to choose a path.
A good listing-week checklist:
Compare the living area on the listing to the Assessor's record
Ask the seller about additions, conversions and accessory structures, and whether they were permitted
Check for open code cases
Confirm smoke alarms and other fire safety items meet the City's requirements
Decide whether the property can self-certify or needs an inspection
If a Transfer of Responsibility is in play, the buyer's agent will want to know what it covers before contingencies come off.
What does Pasadena's housing look like?
Pasadena's housing stock ranges widely by age and architecture. Agents see early 20th century Craftsman homes and bungalows, Spanish Revival and other period revival houses from the 1920s, midcentury ranch and modern homes, and condominiums and townhouses. Older homes are more likely to have additions or conversions, which is one more reason to check permits early for the Presale Program.
Some properties are in designated historic or landmark districts. If your listing is one of them, ask the City's planning staff what that means for any planned work before you market future improvements.
What does escrow need from the seller?
For a Pasadena sale, add the Presale Certificate to the usual list. Escrow does not issue or decide the certificate. We note the requirement, ask for the certificate or the Transfer of Responsibility documents, and keep the file moving with the rest of the parties. For how licensed and exempt escrow holders differ, see licensed vs. exempt escrow.
Before any buyer sends a deposit, they should call Cal West at (323) 300-6122, using a number they already know, to verify wiring instructions. Treat emailed changes to wiring instructions as fraud until verified by phone.
Our free 2026-27 LA Transfer Tax and Measure ULA Cheat Sheet has every Los Angeles County and city transfer tax rate for 2026-27, worked examples and the price-cliff math. Download the PDF there and keep it in your files.
For things to do, coffee and places to eat around town, see our Pasadena area guide.
Questions agents ask
Does the Presale Program apply to apartment buildings?
The City's program pages list single-family homes, condominiums, townhouses and duplexes. For larger buildings or mixed-use property, ask the City's program office directly.
Is there a sewer lateral inspection requirement at sale in Pasadena?
The City's published sewer inspection rules are tied to development permits, and its site does not list a point-of-sale sewer lateral requirement. Check with the City if your property is part of a remodel or new construction.
Does Pasadena have a city transfer tax measure on the November 2026 ballot?
No transfer tax measure appears on the County's list of measures for Pasadena on the November 3, 2026 ballot.
Opening an escrow? Send Iris the fully executed contract at iris@calwestescrow.com or call (323) 300-6122.
About this guide. Cal West Escrow wrote this guide to share general local information. No business paid to be included, and we do not accept free goods or services for mentions. A mention is not an endorsement, and hours, prices and events change, so check with each business before you go. Business names and trademarks belong to their owners. Transfer tax and other escrow notes are general information as of October 2026, not legal or tax advice. Cal West Escrow is committed to fair housing: this guide describes places, not people, and is not meant to suggest who should live anywhere.
