San Mateo County Assessor-County Clerk-Recorder office at 555 County Center Redwood City California where TrustPoint e-records deeds same day

Registered & Bonded LDA · #268 · Verify ↗

Same-Day E-Recording · All 58 California Counties

San Mateo County grant deed, recorded same day —
without losing your Prop 13 base.

Q: How much does it cost to prepare and record a property deed in San Mateo County?

Standard preparation is $275 base fee, which includes the document (San Mateo County grant deed, quitclaim, interspousal, trust transfer, or Affidavit of Death of Trustee) and PCOR. Entity deeds for LLC or Corp transfers are $400 base fee with a 7-14 day §64 reassessment review. Optional add-ons include Electronic Recording $50, Title Search $30, BOE Form $100, Transfer Tax Affidavit $50, and Notary $15 per signature.

In Atherton, Hillsborough, and Burlingame, losing your Prop 13 base year can cost $50,000+ a year in property taxes — and one wrong deed can do it. Adding a spouse, transferring to a child, moving property into your LLC, funding a trust, or splitting with a sibling all trigger reassessment unless the correct exemption is filed. We prepare grant, quitclaim, interspousal, trust transfer, and entity LLC/Corp deeds — from $275 (LLC entity deeds from $400), e-recorded same day at the County Clerk-Recorder.

Start My Deed (408) 766-3532

San Mateo Clerk-Recorder 555 County Center · Redwood City

From $275

Standard Deed Prep

Same-Day

E-Recording

California Counties

LDA #268

California Registered

In Short

One wrong filing can trigger property tax reassessment costing $50,000+ per year on high-value Peninsula properties. TrustPoint prepares the San Mateo County grant deed — plus quitclaim, interspousal, trust transfer, and Affidavit of Death of Trustee documents — from $275 (LLC/Corp entity deeds from $400) with the correct exemption language. Same-day e-recording in all 58 California counties, California LDA #268 ↗, CALDA member ↗.

Why It Costs More to DIY

Three California exemptions a wrong filing will lose you.

In high-value Peninsula homes, a wrong San Mateo County grant deed filing can erase a Prop 13 base year worth $50,000+ a year — permanently. The City of San Mateo also charges $5 per $1,000 city conveyance tax (5× the county rate). And moving property into your LLC sounds simple until R&T §64 reassesses it because the ownership split changed.

Lost Prop 13 base year on a high-value home

Atherton, Hillsborough, and Burlingame properties often carry base years from the 1970s-90s when values were a fraction of today's. A wrong parent-to-child San Mateo County grant deed without timely BOE-19-P resets the base year to market value — permanently.

Example: $300K Hillsborough base year (1985) at ~$3,750/yr tax becomes $62,500/yr at $5M market. $58,000 more, every year.

We file BOE-19-P with the deed.

City of San Mateo $5/$1,000 transfer tax

It is the only city in the county charging an additional municipal transfer tax — $5 per $1,000, or 5× the county rate. Spousal, trust funding, and parent-child transfers qualify for exemption with the right recital under R&T §11930 / §11911.

Example: $2M City of San Mateo interspousal without exemption wording — ~$10,000 city tax billed instead of $0. Cannot be refunded after recording.

We include the correct exemption.

Entity transfer §64 reassessment trap

Moving property into your own LLC sounds simple — until R&T §64(c) reassesses it because the ownership split changed by more than 50%. Wrong member percentages, missing authority recital, or unfiled Form BOE-100-B = full market reassessment.

Our entity deed workflow: 7-14 day review of your operating agreement, member percentages, and BOE-100-B reporting before recording — so the transfer holds.

Entity deed from $400 with full review.

What we do differently. You tell us the relationship, the city, and the property purpose. We pick the right deed, draft the exemption recital, and prepare any BOE forms or declaration statements as optional add-ons — filed together.

How It Works

Three steps —
from intake to recorded.

Schedule a free consultation

Book online or call. We review your situation in English, Vietnamese, or Spanish, identify the right deed type, and confirm a flat fee.

We prepare your document

We draft your San Mateo County grant deed (or other document type) and PCOR — pre-checked against the county's indexing rules and (if applicable) the City of San Mateo conveyance tax recital. Entity deeds add a 7-14 day §64 review. One revision included.

We e-record same day

Your signed original is e-submitted to the County Clerk-Recorder at 555 County Center, Redwood City — typically returned recorded within an hour to next business day. Stamped copy emailed.

Transparent Flat-Fee Pricing

No hourly billing. No surprises.

Standard Document Prep

San Mateo County grant deed, quitclaim, interspousal, trust transfer, or Affidavit of Death of Trustee

From $275base preparation fee

Included

One document (any of the five types above)
PCOR (Preliminary Change of Ownership Report)
One revision

Same-Day E-Recording Available

Entity · LLC / Corp

Property transfer into your LLC or corporation

From $400base preparation fee

Included

Grant document with authority recital
PCOR
Declaration statement
7-14 day R&T §64 reassessment review
One revision

Reassessment-Protected

Optional Add-Ons

À la carte services for complex filings

Choose what you needin office or remote

Available add-ons

Electronic Recording $50
Title Search $30
BOE Form (Prop 13 / Prop 19) $100
Transfer Tax Affidavit $50
Notary $15 / sig

In Office or Remote

What's not included. County recording fees (~$98) and documentary transfer tax (if applicable) are pass-through costs paid directly to the County Clerk-Recorder — we calculate and confirm exact amounts at quote. The City of San Mateo also charges $5 per $1,000 city conveyance tax on properties within city limits unless an exemption applies.

Common Scenarios

When property owners come to us.

Add spouse to a Burlingame or Redwood City deed

Interspousal San Mateo County grant deed — exempt from reassessment under R&T §63 and from documentary transfer tax under §11930. Recorded same day.

Atherton or Hillsborough parent-to-child transfer

On high-value Peninsula homes, a wrong filing can erase a Prop 13 base year worth $50,000+/yr. We prepare it plus the BOE-19-P claim (add-on) so the exemption is filed on time.

Affidavit of Death of Trustee

When a trustee of your living trust passes, the surviving trustee must record an Affidavit of Death of Trustee to clean up title. Same flat $275 base preparation fee as our other documents.

Funding a living trust in Foster City

An unfunded trust doesn't avoid probate. We prepare the trust transfer that moves your home into the trust — R&T §62(d) excluded from reassessment.

LLC or corporation entity transfer

Moving property into your LLC, partnership, or corporation. Our entity service includes the authority recital, declaration statement, and a 7-14 day §64 reassessment review — so the transfer holds. From $400.

Sibling, gift, or divorce transfer

Brother-to-sister, gift, or interspousal pursuant to a marital settlement. We prepare the right document, confirm whether an exemption applies, and add any needed BOE form or Transfer Tax Affidavit as a la carte items.

What Clients Say

Real reviews from real clients.

She clearly explained the differences between each business structure so I could decide what was best. She got everything done within just a few hours! Highly recommended for business owners.

Bay Area Building Services
Google Review · Nov 2025

They prepared each deed carefully and recorded all our deeds electronically. Every deed came back recorded properly. Excellent deed preparation service.

Regino M.
Google Review · Nov 2025

Quinnie was amazing! She was super responsive and even worked late hours to make sure my legal papers were ready on time. Thanks to her expertise, I saved thousands of dollars.

Irene W.
Google Review · Oct 2025

Meet Your Legal Document Assistant

Four California licenses. Every deed prepared personally.

Quinnie founded TrustPoint to make California legal paperwork accessible and affordable — especially for Vietnamese and Spanish-speaking families who have long struggled to find legal help in their own language.

With four California licenses under one roof (Registered LDA, Notary Public, IRS Tax Preparer, Real Estate Agent), she prepares property documents, living trusts, mortgage modifications, probate petitions, and civil filings personally. Personally trilingual in English and Vietnamese, with on-staff Spanish support.

Need notary, loan signing, or apostille? Our same-office partner Fingerscan Digital handles those.

Quinnie Do

Registered & Bonded LDA · LDA #268

Registered LDA Notary Public IRS Tax Preparer CA Real Estate Agent

Verify LDA #268 ↗ CALDA Member ↗

Quinnie Do California LDA #268 outside the San Mateo County Assessor-Clerk-Recorder office in Redwood City

Frequently Asked

Common questions —
answered honestly.

How much does it cost to prepare and record a property deed in San Mateo County?

Standard preparation is $275 base fee, which includes the document (San Mateo County grant deed, quitclaim, interspousal, trust transfer, or Affidavit of Death of Trustee) and PCOR. Entity deeds for LLC or Corp transfers are $400 base fee with a 7-14 day §64 reassessment review. Optional add-ons include Electronic Recording $50, Title Search $30, BOE Form $100, Transfer Tax Affidavit $50, and Notary $15 per signature.

Is the $275 fee all-inclusive?

$275 is the base preparation fee. It includes the deed and PCOR plus one revision. County recording fees (about $98 for a standard one-page document) and documentary transfer tax (if applicable) are pass-through costs paid directly to the Clerk-Recorder. Optional add-ons (electronic recording, title search, BOE form, Transfer Tax Affidavit, notary) are billed only if you need them and disclosed at quote.

What is the transfer tax in the City of San Mateo?

The City of San Mateo is the only city in the county charging an additional municipal transfer tax — $5 per $1,000 on top of the $1.10 per $1,000 county documentary transfer tax. Spousal, parent-child, and trust funding transfers qualify for full exemption under R&T §11930 and §11911 if the correct recital is included on the deed.

How do I transfer property into my LLC in California?

You need a grant deed with the proper authority recital, a PCOR, and (in most cases) a declaration statement plus BOE-100-B filing within 90 days. Under R&T §64, if ownership splits change by more than 50% the property is reassessed at market value. Our entity deed service ($400 base) includes a 7-14 day review of your operating agreement and member percentages before recording so the transfer is reassessment-protected.

What is an Affidavit of Death of Trustee and when do I need one?

An Affidavit of Death of Trustee is recorded when a trustee of a living trust passes away and a successor trustee takes over property held in the trust. It removes the deceased trustee from title without going through probate. We prepare and e-record the affidavit, certified death certificate copy, and supporting trust pages for the same $275 base preparation fee as our other documents.

Can I add my spouse to a San Mateo County deed without reassessment?

Yes. R&T Code §63 excludes spousal transfers from reassessment, and §11930 exempts them from documentary transfer tax. We prepare an interspousal San Mateo County grant deed with the correct exemption recital so neither the County nor the City of San Mateo (if applicable) charges transfer tax.

Can you e-record a San Mateo County deed remotely?

Yes — same-day e-recording through authorized ERDS submission to the County Clerk-Recorder at 555 County Center, Redwood City. We prepare the document (remotely or at our San Jose office), you sign with any California notary, and we e-submit electronically. Stamped copy emailed back within 1 business day.

How do I look up who owns a property in San Mateo County?

The Assessor-Clerk-Recorder offers a free Online Grantor-Grantee Database for public record searches. If you'd rather have us run a title search and pull recorded documents for you, our Title Search add-on is $30. For most clients researching their own property, the County's free database is sufficient.

Do you serve California counties besides San Mateo?

Yes — all 58 California counties. Same flat $275 base fee, same same-day e-recording. If your property is in Santa Clara, Alameda, Contra Costa, San Francisco, Los Angeles, San Diego, or any other California county, we handle it remotely from our San Jose office. See all California services →

Are you attorneys?

No. TrustPoint is a Registered & Bonded California Legal Document Assistant (LDA #268). We prepare documents at your direction. Verify on the County Clerk-Recorder ↗.

Still Have Questions?

Not sure which document you need?
Talk to us first.

If you'd rather discuss your situation before starting the intake form, schedule a free 15-minute consultation. We'll walk through your situation in English, Vietnamese, or Spanish, identify the right deed type, and confirm a flat fee — no commitment.

Schedule Free Consultation (408) 766-3532

California LDA #268 · Registered & Bonded in Santa Clara County · Verify on the .gov registry ↗ · CALDA Member ↗

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San Mateo County grant deed, recorded same day —without losing your Prop 13 base.