Moving between Sacramento-area counties

Property taxes and transfer taxes

California’s basic property tax rules are the same in every county, but the details on a bill are local. Each parcel sits in a tax rate area with its own voter-approved bonds, and many newer neighborhoods add community facilities district special taxes, assessments for flood control, lighting or landscaping, and other charges. Two homes at the same price in different counties, or even in the same city, can have very different annual tax bills. Always compare the actual bills for the homes you’re considering.

Transfer taxes vary too. Every county charges a documentary transfer tax when property sells, and some cities add their own. The City of Sacramento, for example, has a real property transfer tax on top of the county’s, which matters if you’re selling there, as the Sacramento selling guide explains. Escrow will calculate the exact amounts for each side of your move.

Proposition 19

If you’re 55 or older, severely disabled, or replacing a home lost to a wildfire or other disaster, Proposition 19 may let you transfer your current home’s property tax base value to a replacement home anywhere in California, within limits and deadlines. It can make a big difference to the cost of moving. Check eligibility with the county assessor or a tax professional before you commit.

Utilities change at county and city lines

• Sacramento County: SMUD provides electricity to most of the county, with PG&E for natural gas. Water and sewer providers vary widely, especially in unincorporated areas.
• Placer County: Roseville Electric serves the City of Roseville; most other areas use PG&E. Water often comes from the Placer County Water Agency, a city or another district.
• Yolo County: PG&E delivers electricity, and some customers buy their power through a community choice energy provider. Cities provide water and sewer.
• El Dorado County: PG&E electricity and gas; the El Dorado Irrigation District supplies water and much of the sewer service in the western communities.

Ask sellers for a year of bills. Rates, rebates, solar programs and seasonal costs differ, and the difference can be noticeable over a year.

Cities and unincorporated communities

Moving can also change who governs your home. In a city, the city handles planning, permits and police. In an unincorporated community such as Carmichael, Granite Bay or El Dorado Hills, the county does, with local special districts for parks, fire and water. That affects where you get a permit for a patio cover, who enforces local rules, and how decisions about nearby development are made. Each county guide explains the distinction: Sacramento County, Placer County, Yolo County and El Dorado County.

Flood on the valley floor, fire in the foothills

The region’s hazards change with the terrain. Low-lying areas along the Sacramento and American rivers, such as Natomas and West Sacramento, depend on levees, so flood zones and flood insurance are common questions. In the foothills of Placer and El Dorado counties, wildfire risk, defensible space and insurance availability come first. Use the FEMA flood map, the State Fire Marshal’s Fire Hazard Severity Zone map and the Cal OES MyHazards tool for any address, and get insurance quotes early in escrow.

Commute and daily routine

Highway 50, Interstate 80, Interstate 5 and Highway 99 shape travel across the region, and the river crossings are frequent bottlenecks. Before you commit to a move across county lines, drive your regular trips at the times you’d actually travel: work, appointments, family and errands. Check light rail and commuter train options if you’d use them. For schools, contact the school district for the specific address; district boundaries don’t follow county or city lines neatly.

Planning the move

1. 01Get a comparative market analysis for your current home so you know what you can spend.
2. 02Compare actual tax bills, utility bills, HOA dues and insurance quotes for the homes you’re considering.
3. 03Decide whether to buy first, sell first or line them up together; see buying and selling at the same time.
4. 04Check whether Proposition 19 or other tax rules apply to you.
5. 05Update your address with the DMV, voter registration and the utilities when you move.

Dan can help with both sides of the move. Read about his selling process, or contact Dan to talk through your plans.

Tax information here is general. Confirm your situation with the county assessor, escrow or a tax professional.

Common questions

Will my property taxes go up if I move to another county?

Usually your new home is assessed at its purchase price, so taxes reflect that value plus local bonds and special taxes. If you qualify under Proposition 19, you may be able to transfer your current base value. Compare the actual bills and check eligibility with the assessor.

Which counties have SMUD electricity?

SMUD serves Sacramento County and a small part of Placer County. Most of Placer, Yolo and El Dorado counties use PG&E, and the City of Roseville has its own electric utility.

Is there a transfer tax when I sell?

Yes. Every county charges a documentary transfer tax, and some cities, including Sacramento, add their own. Who pays which tax depends on local custom and the purchase contract; escrow calculates the amounts.

Official sources

Records and rules are parcel-specific, so look up the exact address with the responsible agency.

• California BOE: Proposition 19Base-year value transfers for eligible homeowners.(opens in a new tab)
• Cal OES MyHazardsFlood, fire and earthquake hazard lookup by address.(opens in a new tab)
• FEMA Flood Map Service CenterFlood zone lookup for a specific address.(opens in a new tab)
• Office of the State Fire Marshal: Fire Hazard Severity ZonesStatewide fire hazard zone maps and guidance.(opens in a new tab)
• Sacramento County documentary transfer tax FAQHow the county transfer tax is calculated and when it applies.(opens in a new tab)

Local rules, districts and fees change. This guide is general information, not legal, tax, insurance or lending advice, and it describes places by property, travel, costs and services, never by who lives there.