What it costs to own a home on the Westside, October 2026
Buyers ask me two questions more than any other: what will this really cost each month, and what will I take home when I sell. Here are the honest numbers at today's rates, before anyone's sales pitch. For your own numbers, use the payment calculator and the seller net sheet.
Today's rates
As of Oct 19, 2026: 30-year jumbo 7.65%, 30-year conforming 7.43%, 15-year fixed 7.07%, 10-year ARM 6.60% (Mortgage News Daily and Bankrate national averages). Loans above $1,209,750 in Los Angeles County are jumbo loans.
Monthly cost by price, 20% down
| Price | Loan | Rate | Mortgage | Property tax | Monthly total | Income to qualify |
|---|---|---|---|---|---|---|
| $2,000,000 | $1,600,000 | 7.65% | $11,352 | $2,083 | $13,436 | $374,946 |
| $3,000,000 | $2,400,000 | 7.65% | $17,028 | $3,125 | $20,153 | $562,419 |
| $4,000,000 | $3,200,000 | 7.65% | $22,704 | $4,167 | $26,871 | $749,892 |
| $5,000,000 | $4,000,000 | 7.65% | $28,381 | $5,208 | $33,589 | $937,365 |
| $7,500,000 | $6,000,000 | 7.65% | $42,571 | $7,812 | $50,383 | $1,406,047 |
| $10,000,000 | $8,000,000 | 7.65% | $56,761 | $10,417 | $67,178 | $1,874,730 |
30-year fixed at the national average for the loan size. Property tax at 1.25% of the purchase price, as California reassesses at sale. Before homeowners insurance and HOA dues. Income to qualify assumes housing costs at 43% of gross income.
What sellers pay in transfer tax
Two local taxes change the math on the Westside, and both apply to the whole price once a sale crosses the line. In the City of Los Angeles, Measure ULA adds 4% above $5.4 million and 5.5% at $10.9 million and up. In Santa Monica, the rate jumps to 5.6% at $8 million. Pricing just under a line can leave a seller with more money than selling just over it.
| Sale price | City of Los Angeles | Santa Monica |
|---|---|---|
| $3,000,000 | $16,800 | $12,300 |
| $4,999,999 | $28,000 | $20,500 |
| $5,000,000 | $28,000 | $35,500 |
| $5,400,000 | $30,240 | $38,340 |
| $5,500,000 | $250,800 | $39,050 |
| $7,999,999 | $364,800 | $56,800 |
| $8,000,000 | $364,800 | $456,800 |
| $8,500,000 | $387,600 | $485,350 |
| $10,899,999 | $497,040 | $622,390 |
| $10,900,000 | $660,540 | $622,390 |
| $12,000,000 | $727,200 | $685,200 |
Total transfer tax: LA County $1.10 per $1,000 plus the city tax. City of Los Angeles: $4.50 per $1,000 plus Measure ULA (thresholds effective July 1, 2026). Santa Monica: $3, $6 or $56 per $1,000 of the whole price. Source: LA County Registrar-Recorder. Not tax or legal advice.
Questions
How much income do I need to buy a $3 million home in Los Angeles?
With 20% down and a 30-year jumbo loan at today's average of 7.65%, the mortgage plus property tax is about $20,153 a month, before insurance and HOA dues. Lenders typically want total housing costs at or below about 43% of gross income, which points to roughly $562,419 a year. Strong banking relationships can lower the rate.
What is Measure ULA, the Los Angeles mansion tax?
Measure ULA is a City of Los Angeles transfer tax paid at sale, usually by the seller. Since July 1, 2026 it is 4% of the entire sale price above $5.4 million and 5.5% at $10.9 million and above, on top of the city's base $4.50 per $1,000 and the county's $1.10 per $1,000. It applies in Venice, Mar Vista, Pacific Palisades, Rustic Canyon and Brentwood. Crossing $5.4 million adds about $216,003 in tax.
What is Santa Monica's Measure GS?
Santa Monica taxes the whole sale price at $3 per $1,000 under $5 million, $6 per $1,000 from $5 million to just under $8 million, and $56 per $1,000 (5.6%) at $8 million and above, which includes Measure GS. Moving from just under $8 million to $8 million adds about $400,000 in tax.
Is property tax in Los Angeles based on the purchase price?
Yes. In California a sale resets the assessed value to the purchase price. The base rate is 1%, and voter-approved bonds and assessments typically bring Westside totals to roughly 1.2% to 1.3% a year. These estimates use 1.25%.
If you are weighing a purchase or a sale and want the numbers for a specific home, talk to me.