How to Access Property Records in California

California property records cover the sale and purchase of real property, taxes, foreclosures, deeds, liens, and everything else that affects a piece of land. Property documents are public; therefore, everyone has access to them. These public records can affect your ability to obtain loans, sell or purchase real estate, and severely affect your credit.

There are many situations where you may need to find specific documents. When doing so, be sure you have the property address, as it is the most effective way to find records for it. Some ways to search for California property reports include:

Government Sources

California's primary source of property records is each county clerk's office, also called the registrar or recorder's office. Town offices may also have building permits, tax bills, land surveys, and deeds. You can access property reports in California by visiting the local recorder's office where the land is located.

Historical property documents show every owner, what they paid for the home, and its current value since it was first owned. This is a great way to gauge how the property has appreciated over time.

Online

Many local counties have websites where you can easily search for property filings. Have the owner's name or full property address handy when searching. If your county doesn't store documents online, you can use other sources for searching.

You can often find records online at the county website, but not all counties keep their data online. You may have to visit the county office in person to search for or review paper documents or public records.

In Person

You can always visit the county clerk's office to search for public documents. Bring as much information as you can about the home. You may have to wait, depending on how busy the office is. You may also have to pay a small fee for paper copies.

California has 58 counties and recorder's offices where local property documents are filed and maintained. The county names are:

• Alameda
• Alpine
• Amador
• Butte
• Calaveras
• Colusa
• Contra Costa
• Del Norte
• El Dorado
• Fresno
• Glenn
• Humboldt
• Imperial
• Inyo
• Kern
• Kings
• Lake
• Lassen
• Los Angeles
• Madera
• Marin
• Mariposa
• Mendocino
• Merced
• Modoc
• Mono
• Monterey
• Napa
• Nevada
• Orange
• Placer
• Plumas
• Riverside
• Sacramento
• San Benito
• San Bernardino
• San Diego
• San Francisco
• San Joaquin
• San Luis Obispo
• San Mateo
• Santa Barbara
• Santa Clara
• Santa Cruz
• Shasta
• Sierra
• Siskiyou
• Solano
• Sonoma
• Stanislaus
• Sutter
• Tehama
• Trinity
• Tulare
• Tuolumne
• Ventura
• Yolo
• Yuba

For the complete list of all counties and who to contact with property data questions, click here.

Some property records in California may also be found in the court system, such as easements, land-dispute lawsuits, foreclosures, and other court-related actions pertaining to a particular piece of land.

California land records live locally at the county recorder's office in each of the state's 58 counties. They are maintained by the elected county recorder (often combined with the county clerk). Notably, California protects personal privacy by not posting full images of recorded documents online, which means that researchers must search online indexes, visit offices, or order copies to view actual, complete files.

There is no single statewide database for California property deeds; you must check the specific county where the land sits. The county recorder files, indexes, and safeguards all legal documents affecting a title. The county assessor tracks property values, boundaries, parcel numbers (APNs), and tax assessment rolls.

Records are indexed chronologically and alphabetically by names of the grantor (seller/giver) and grantee (buyer/receiver) rather than strictly by street address. Modern records from 1982 forward use a direct year-based instrument number system, while older records require book and page numbers.

Quick Reference Guide: Specific Records & Where They Are Kept

• Standard Deeds (Grant Deeds, Quitclaim Deeds): Kept at the local county recorder's office.
• Liens, Deeds of Trust, and Notices of Default: Kept at the local county recorder's office.
• Property Tax Status and Value Roll: Kept by the local county assessor's office.
• Wills and Probate Files: Filed through the clerk of the superior court in the respective county.
• Building Permits and Blueprints: Kept by the local city or county California Department of Building and Safety/Public Works.
• Spanish and Mexican Land Grants (Pre-1850 Ranchos/Diseños): Maintained historically by the California State Archives in Sacramento.

California land records are available online, but availability varies by county, as there is no centralized state database. Digital coverage typically starts between the 1960s and 1980s, though some counties provide indexes back to the 1850s, and physical or microfilm records are required for earlier dates.

County Variations and Digital Dates

• Orange County: Online grantor/grantee index and document images are available starting from January 4, 1982, to the present.
• Alameda County: Electronic records and indexes are searchable online starting from 1969 to the present.
• Sonoma County: Online indexes are available from 1964 onward, while physical/microfilm records in-office date back to 1835.
• Sierra County: Online self-service kiosks provide index search capability for records from 1985 to the present, while physical books date back to 1850.

California subdivision plats (tract maps or parcel maps) are filed and recorded in the county recorder's office (and processed through the county surveyor/public works) where the real property is located. They are frequently available online through individual county websites or commercial land-mapping platforms. They provide survey-grade, definitive lot lines, monuments, and original dimensions. Rural and vacant parcels rely heavily on recorded plats to confirm legal access, public or private rights-of-way, road widths, and utility or drainage easements. Old subdivision or patent maps help trace chain-of-title anomalies, historical access routes, and unbuilt paper subdivisions common in remote desert or mountain regions of California.

For records predating 1900 in California, the primary sources are local county courthouses/county recorders (for vital, land, and probate records) and mission/church records (for the Spanish and Mexican eras), rather than statewide archives. Because California did not mandate statewide vital statistics registration until July 1905, researchers must rely on county-level filings, digitized by platforms such as FamilySearch and Ancestry, or regional records through organizations such as the California Historical Society.

Property records are public documents that describe a real property's current state and historical status. They may include deeds that prove ownership and other documents showing the property's entire ownership history.

People in California look up property records to check ownership, verify property taxes, uncover hidden building restrictions or covenants, or evaluate market values across the state's diverse housing landscape. Some real-life scenarios of people using property records in California are as follows:

California maintains millions of public filings at the county level. It's very easy to locate and review public property records in California. Some of the different types of filing documents you can find include:

In California, foreclosure is mostly non-judicial (without a court). The process starts with a "Notice of Default (NOD)," takes about 5 to 8 months total, and ends with a public cash auction. Homeowners can stop the process by paying past-due amounts up to 5 business days before the auction.

Federal law forces lenders to wait at least 120 days after the borrower's first missed payment before they can officially start a foreclosure. The legal clock officially starts when the bank records a notice of default at the county recorder's office. This notice lists the borrower's missed payments and lender fees. After the NOD is recorded, the borrower has a 90-day window (the reinstatement period) to pay all past-due amounts, interest, and legal costs to make the loan current.

Investor Window - Pre-Foreclosure

The investor window between the "Notice of Trustee's Sale" (the auction filing) and the actual auction date in California is at least 20 to 21 days. State law requires a minimum of 20 days (frequently cited as 21 days) between recording this notice and the actual sale date on the courthouse steps. This leaves investors with a very small window to act. Since pre-foreclosure lasts only about three weeks, interested parties need to perform due diligence and research, and quickly engage the owner with a solid offer.

While the specific notice-to-auction window is about 3 weeks, the general California foreclosure timeline from the first missed payment to the final auction typically spans 7 to 10 months.

The Foreclosure and Auction Process

• Notice of Trustee Sale (NTS): If the borrower does not pay within the 90 days, the bank records a "Notice of Trustee Sale." This sets an auction date at least 20 to 21 days in the future, which must also be published in a local newspaper and posted on the property.
• When to Pay: The buyer has the absolute right under California law to stop the auction by paying all amounts owed, plus fees, up to 5 business days before the actual sale date.
• How the Auction Works: The home is sold at a public auction to the highest bidder. Third-party buyers must pay immediately using cash or cashier's checks. The bank can bid using the debt owed to it (a credit bid). If no higher bidder wins, the bank takes ownership of the property, which becomes Real Estate Owned (REO), and can then sell it privately.
• Costs: Lenders add trustee fees, publication fees, and legal costs onto the total amount needed to cure the default. However, in standard non-judicial foreclosures in California, the lender generally cannot pursue the borrower for the remaining debt (a deficiency judgment) if the auction sells for less than the borrower owes. You can find more state-specific details in this California Department of Real Estate manual.

California Foreclosure Auctions

California foreclosure auctions (trustee sales) are both in person and online, depending on the specific county and the foreclosure trustee handling the sale. Traditionally and most commonly, California trustee sales take place physically on the steps of the county courthouse, a municipal building, or a designated public outdoor space during normal business hours. Many counties and third-party trustees now permit digital bidding or hybrid remote options through online platforms like Auction.com for select properties and counties. Each county sets its own precise procedures and rules, and whether a specific property uses in-person attendance or virtual access depends entirely on the notices filed by the foreclosing trustee.

As a homebuyer in California, it's crucial to conduct due diligence and learn as much as possible about a home before buying it. You do not want to put an offer in on a place and find out later it has encumbrances, a history of bad liens, or is in foreclosure. Your title company will perform a title search to ensure there are no ownership disputes and that the seller actually has full title/legal right to sell the home.

When selling real estate in California, you must provide specific documentation to the buyer to disclose any issues with the home, such as hidden lawsuits, liens, tax issues, and foreclosures.

The title company will perform a title search as part of a real estate sale. The goal is to determine whether the home has a clean title free of any defects or issues. When obtaining a mortgage, lenders will require you to purchase title insurance so that if any title defects are found later, the lender and the homeowner are covered.

Property changes hands in California through signed deeds recorded with the county, with escrow companies handling funds and title transfers. Costs typically run 2% to 5% for buyers and 6% to 10% for sellers. Without a clean transfer plan, homes are subject to state inheritance rules or the California probate court process.

The Transfer Process

A neutral third-party escrow company holds the funds and legal documents until all conditions of the sale are met. Ownership officially changes when a signed deed (such as a Grant Deed or Quitclaim Deed) is recorded at the county recorder's office. Parties must file a "Preliminary Change of Ownership Report (PCOR)" with the county for the transfer to be complete.

Costs

• Buyer Costs: Generally, 2% to 5% of the purchase price, covering loan fees, appraisal, inspections, and lender's title insurance.
• Seller Costs: Generally, 6% to 10% of the sale price, which includes real estate agent commissions, county/city transfer taxes ($1.10 per $1,000 of value standard state rate plus local city taxes), and escrow fees.
• Custom Splits: Southern California and Northern California split escrow and title insurance fees differently, depending on local custom (e.g., Northern California buyers often pay the owner's title policy, while Southern California sellers usually cover it).

Transfer-on-Death (TOD) Deed

California allows a revocable transfer-on-death (TOD) deed to pass residential real estate to beneficiaries without probate. Some requirements include using the statutory form, signing before two witnesses and a notary, and recording it within 60 days. Single-family homes, condominiums, or multi-family properties with up to four residential units, or agricultural land under 40 acres with a single-family home are eligible to be passed using a transfer-on-death deed. Before death, the owner retains full ownership and can sell, mortgage, or revoke the deed at any time. Beneficiaries can be individuals, trusts, or other legal entities.

Transfer Tax

California does have a real estate transfer tax, known as the Documentary Transfer Tax, which consists of county baseline fees and optional city-level rates. Fees are set by state law at a baseline of $1.10 per $1,000 (or $0.55 per $500) of the property's value minus any assumed liens or encumbrances. Many incorporated cities add their own transfer tax on top of the county rate. Major charter cities like Los Angeles and San Francisco use progressive, tiered bracket systems that charge much higher percentage rates (up to 5.5% or more) on multi-million dollar or commercial luxury property sales. The tax is negotiated between the buyer and seller at closing, though local custom often dictates that the seller covers it. It applies to property sales, other changes in legal control over real estate exceeding 50%, and long-term leases of 35 years or more. These taxes are collected by the county recorder when the deed or transfer document is officially recorded.

Dying Without a Clean Transfer (Intestate)

Property that is solely in the deceased's name with no beneficiary designation (no will) gets stuck and requires a formal court process called probate, which is supervised by a personal representative (an executor). Probate typically takes 9 to 12 months or longer and incurs steep attorney and personal representative fees.

If someone dies without a will or trust, California's intestacy laws dictate who inherits the property, passing assets strictly to surviving spouses, children, or other designated family relatives through the court.

Simplified Process for Small Estates

For deaths occurring on or after April 1, 2025, a primary residence valued under $750,000 can bypass the formal probate process via an expedited Petition to Determine Succession to Real Property form. Personal property up to $208,850 can be handled with a small estate affidavit.

Professionals use real estate assessments and appraisals to determine the value of a specific piece of real estate. The county or town property inspector usually performs assessments to set the tax rate. Appraisals are most often used in real estate transactions to verify the property's value before sale. They can also be used in estate planning.

One of the most crucial pieces of information about a home is its fair market value (FMV). This number may fluctuate based on various factors. Most often, the market value will depend on its location, age, size, amenities, and condition. Using realty tools, you can find current real estate values in public filings, primarily online.

Due to California's miles of coastline and extreme weather patterns, a lot of the state lies in high-risk flood zones. High-risk flood regions in California center around major river valleys, coastal shorelines, and wildfire burn areas.

Zone AE and Zone VE require flood insurance for federally backed mortgages, while Zone X does not. Buyers must review the Natural Hazard Disclosure, obtain separate insurance policies, and request an elevation certificate before closing.

High-Risk Flood Regions in California

• Central Valley & River Corridors: Low-lying areas near major rivers (like the Sacramento and San Joaquin rivers) and the Inland Empire (such as the Santa Ana and San Jacinto riverbeds) face heavy inland flood risks.
• Coastal Communities: Oceanfront and bay-adjacent properties experience high hazard from high tides, storm surges, and heavy wave action.
• Foothills & Burn Scars: Sloped terrain near recent wildfire burn areas is prone to dangerous mudflows and fast, shallow sheet-flow flooding.

Zones starting with letters A or V are high-risk areas called Special Flood Hazard Areas (SFHA). If you use a federally backed or regulated mortgage (FHA, VA, conventional loans backed by Fannie Mae/Freddie Mac) to buy a home in an SFHA, federal law forces your lender to require flood insurance for the life of the loan.

If you buy a California home in cash or without a federally regulated loan, federal law does not force you to carry flood insurance, even in a high-risk zone (though going uninsured poses a severe financial risk).

Meanings of Specific Flood Zones in California

• Zone AE: High-risk inland area with a 1% annual chance of flooding (the 100-year flood), where FEMA has completed engineering studies to calculate exact flood heights (Base Flood Elevation). This is the most common high-risk zone in California. It requires flood insurance with a federal loan.
• Zone VE: High-risk coastal area exposed to 100-year flood events accompanied by destructive, high-velocity wave action and storm surges. It carries strict building rules and the highest insurance premiums. It requires flood insurance with a federal loan.
• Zone X: Moderate-to-low risk area located outside the primary 100-year floodplain. Shaded Zone X is moderate risk (between 100-year and 500-year floods), while unshaded Zone X is minimal risk. Flood insurance is not federally required here, though standard homeowners' insurance still excludes floods.

What a Buyer Should Do Before Closing

• Review the Natural Hazard Disclosure (NHD): California law requires sellers to provide an NHD report indicating whether the property is in a mapped hazard zone.
• Order a Flood Determination: Your lender will do this, but you should confirm the exact zone early to avoid unexpected closing delays.
• Request an Elevation Certificate: Ask whether the seller has an official document that measures the home's elevation relative to flood levels; this can dramatically lower your insurance costs in Zones A or AE.
• Shop for Quotes Early: Standard home insurance does not cover floods. Get quotes for a policy through the National Flood Insurance Program (NFIP) or private insurers well before contingencies expire so you know the true cost of owning the property. With NFIP, your rates may be lower, but the coverage is capped, and there is a long waiting period.

Flood Insurance Rate Maps (FIRMs) are official regional tools created by FEMA to display flood risk zones, base flood elevations, and hazard boundaries. Because local weather patterns, erosion, and community development alter water flow, these maps are periodically updated, meaning a property's designated zone can change over time.

State laws govern property transactions, foreclosures, and liens. These rules vary widely by state. Some of the rules, timelines, and fees listed as frequently asked questions specific to California include:

Mandatory Disclosures

• Does California use any mandatory disclosures in property transfers? Yes. California requires sellers to provide buyers with a Transfer Disclosure Statement (TDS), a detailed form in which sellers must report on physical defects, appliance conditions, unpermitted additions, and environmental issues that could affect the value or sale.
• What about flood zones? The state also requires sellers to provide a Natural Hazard Disclosure (NHD) if the property sits in a high-risk zone for earthquakes, floods, or wildfires.
• Does California require sellers to admit to deaths that occurred on the property? Sellers must also disclose if a death occurred on the property within the last three years.

Taxes and Financing

• What are Mello-Roos taxes? Mello-Roos taxes are levied by special tax districts used in some neighborhoods to fund local public improvements and infrastructure. These must be disclosed to buyers, so they know the full tax expenses the house is subject to.
• Does California have supplemental taxes that buyers should know about? Yes. Buyers often receive extra tax bills after the purchase because sales often trigger reassessments based on the new purchase price, leading to adjusted property tax values.

Foreclosure Type and Timeline

• Is California judicial or non-judicial? California is primarily a non-judicial state regarding foreclosures. Most California foreclosures skip the courts. However, a lender cannot file a "Notice of Default" until a borrower is at least 120 days late on payments.
• What is the typical timeline from filing to auction? After the default notice is recorded, the owner gets 90 days to pay. The lender then posts a "Notice of Trustee Sale," giving at least 21 more days before the public auction. The total process usually takes 4 to 8 months.

Redemption Period

• Does California allow the owner to reclaim the property after the sale? If property taxes go unpaid past June 30, the property becomes tax-defaulted. Owners have a 5-year redemption period to pay back taxes, penalties (1.5% interest per month), and fees before the county puts the property up for a public tax auction.
• How long and under what conditions? The redemption period only applies to tax foreclosures. In standard non-judicial foreclosures (mortgages), the owner does not have a right to buy the home back after the auction is completed.

Lien Deadlines and Priorities

• How long does a contractor have to file a mechanic's lien in California? Contractors or suppliers who worked on a property must record a mechanic's lien within 90 days of completing the entire project (or within 30 to 60 days if the owner recorded an official "Notice of Completion"). The contractor then has 90 days after recording the lien to file a lawsuit to foreclose on that lien, or the lien expires.
• What is the process of filing a mechanic's lien in California? A contractor must send a preliminary notice to the property owner, general contractor, and construction lender within 20 days of first providing labor or materials. After that, they must prepare the "Claim of Lien" including the exact unpaid amount, property description, owner's name, hiring party's name, description of work, and the required 10-point bold statutory notice. To serve the lien, they must send a copy of the completed lien and notice to the property owner via certified mail with a proof of service affidavit. To record the lien, they must file the claim and proof of service with the county recorder's office where the property is located. To enforce the lien, they must file a foreclosure lawsuit in a California Superior Court within 90 days of recording the lien if the lien remains unpaid.
• What are the HOA attachment rules and timelines in California? In California, the attachment of Homeowners' Association (HOA) assessment liens and the timelines governing their attachment are strictly regulated by the Davis-Stirling Common Interest Development Act (Civil Code §§5650–5740). Regular assessments become late 15 days after they are due, unless the association's governing documents specify a later date. The HOA may apply a late fee of 10% or $10 (whichever is greater). Interest on the unpaid balance begins to accrue at an annual rate of up to 12% after 30 days of delinquency. The HOA must send a formal "Pre-Lien Notice" via certified mail to the unit owner (Civil Code §5660). This notice outlines the amount owed, collection procedures, the owner's right to inspect records, and an offer to discuss a payment plan or participate in Internal Dispute Resolution (IDR). Homeowners have 30 days from the date of this notice to request a meeting with the board. If the debt remains unpaid after the 30-day pre-lien notice window expires, the board may vote in an open meeting to record a Notice of Delinquent Assessment (Assessment Lien) with the county recorder. The lien legally attaches the property to the debt once recorded. A copy of the recorded assessment lien must be mailed via certified mail to all owners of record shown on the association's books. The HOA cannot initiate foreclosure on the attachment lien unless the delinquent assessment debt totals at least $1,800 or the assessments are at least 12 months delinquent (Civil Code §5720).

Deed and Transfer Costs (Recording Fees and Transfer Tax)

• What does it cost to record a deed? Recording a deed or property document at a county office requires basic fees plus state-mandated additions. The Building Homes and Jobs Act adds a $75 fee per transaction/title, capped at $225 for multi-document residential transactions. Most counties charge a base rate of $13 to $15 for the first page and $3 for each additional page. Many counties tack on a $3 to $10 fee per document title to fund fraud prosecution. An additional $2 fee applies to most filings to fund the modification of unlawfully restrictive covenants. If you fail to submit a mandatory Preliminary Change of Ownership Report (PCOR) form alongside your deed, you will be penalized an extra $20.
• Is there a documentary stamp tax or transfer tax? California does not have a documentary stamp tax, but it does have a Documentary Transfer Tax (DTT). This tax is charged when real property is sold or transferred. It is collected by the county recorder's office when the deed or transfer document is recorded. Many cities and counties charge additional local transfer taxes on top of the base rate. Certain transfers are exempt from the tax, such as gifts, transfers due to a marital dissolution (divorce), and transfers that correct how title is held without changing actual ownership proportions.
• What is the rate? The state baseline rate is $0.55 per $500 (or $1.10 per $1,000) of the property's value or sale price, minus any remaining liens or encumbrances.

As you can imagine, maintaining millions of property documents in California is a big job.

Regular people create and maintain these and other public records. People are human, and humans make mistakes. Property records can contain errors. When this occurs, fixing them as quickly as possible is essential. You must contact the agency responsible for the documents; most often, this will be the county recorder's office. Provide them with legal source documentation to prove the error and ask them to update the records.

If a legal change occurs and you need to amend property documents, contact the local county recorder's office where the land is located. They will want to see proof of the legal change before amending the document. Online sources should get updated copies and automatically change after that.

You can only change your name in property tax reports when you own the home. To do so, contact the county recorder's office and request they change your name. You may need to send them documentation validating the name change, such as a marriage or divorce certificate.

The town clerk's/recorder's office in each county is the central location for all property data in California. These offices collect, file, maintain, and store all documents in their jurisdiction.

Many documents are kept online, but these offices also keep paper copies. If you visit your local county recorder's office, you can get official copies of a deed, survey, maps, or other documents. After you purchase a new home, the title company must file the deed with your local county recorder's office so it can be recorded and made legal.

Remember, property records are public, and anyone can access them in person, online, or through other means. Some of your personal information, like your name, address, and other contact details, may be stored with public property filings.

They are public to protect the rights of people purchasing real estate. A potential buyer must understand any tax issues, liens, or encumbrances on the home before buying it.

Keeping all your personal information out of public records is not always possible. However, you can contact the necessary agencies and request that they redact anything not legally required. You can also ask online vendors to remove your personal details.

As a precaution, never give out personal information online or to anyone you don't know. Keep social sharing to a minimum and completely delete unused online accounts. You cannot do enough to protect your valuable private information.

Although you cannot shield all your personal information in public property records, you can limit it. Contact your local recorder's office to ask that your phone number or other personal details be redacted from public documents.