AB 736 & the 'Mansion Tax: What Ventura County Homeowners Need to Know
- Mike Gratland
- Jun 27
- 6 min read
GRATLAND & ASSOCIATES
Pinnacle Estate Properties · Ventura County & Greater Los Angeles
JUNE/JULY 2026
AB 736 and the "Mansion Tax": Why Every Ventura County Homeowner Should Pay Attention
Hello neighbor,
There's a piece of California legislation working its way through Sacramento right now that doesn't just affect ultra-luxury estates in Beverly Hills — it could eventually affect you, your kids, or your grandkids right here in Thousand Oaks, Westlake Village, Newbury Park, Camarillo, Moorpark, Simi Valley, Oxnard, Ventura, and Agoura Hills. It's called AB 736, and this week I want to break down what it actually does, why it matters, and why the $5.4 million "mansion" threshold isn't nearly as far away as it sounds.
"Don't wait to buy real estate — buy real estate and wait."
What Is AB 736?
AB 736, authored by Assemblymember Buffy Wicks, is a bill moving through the California legislature that would cap local real estate transfer taxes statewide at 1.5% (or up to 3% in a handful of cities that already had higher rates, like San Francisco). Transfer taxes are fees charged when a property changes hands — and in recent years, cities like Los Angeles, Santa Monica, and San Francisco have passed their own much higher "mansion tax" measures on top of the state's baseline rate.
Here's the part that affects homeowners directly: AB 736 carves out a specific exception. Single-family homes and condos that sell for $5.4 million or more would NOT be covered by the new 1.5% cap. In other words, these so-called "mansions" remain exposed to unlimited local transfer tax rates — while commercial buildings, apartments, and multi-family properties of any value would be protected by the cap.
1.5% Capped Transfer Tax Most Properties | $5.4M "Mansion" Threshold No Tax Ceiling | 4–5.5% Current LA "Mansion Tax" Rates (ULA) |
Source: AB 736 legislative text; California YIMBY; CalMatters, June 2026
Why This Should Concern Everyday Homeowners — Not Just the Wealthy
It's easy to hear "$5.4 million mansion tax" and think, "that doesn't apply to me." I get it — most homes in Moorpark, Simi Valley, and Oxnard aren't anywhere near that price point today. But here's the question I want every homeowner in Ventura County to sit with: what happens if home prices keep doing what they've done for the last 50 years?
Real estate in Southern California has historically appreciated significantly over multi-decade periods. A home that sold for $35,000 in 1976 might be worth well over $900,000 today in many parts of Ventura County. If that same general rate of long-term appreciation continues over the next 30 to 50 years, today's median-priced home in Westlake Village or Thousand Oaks could realistically approach — or exceed — that $5.4 million threshold within a generation or two.
This is the core issue with thresholds like the one in AB 736: they're written as fixed dollar amounts, not adjusted for inflation or long-term price appreciation. What looks like a "mansion-only" tax today could quietly become a tax on ordinary, median-priced family homes decades from now — without voters ever explicitly approving a tax increase on those properties. Your children or grandchildren could inherit a home that triggers a tax bracket originally designed for the ultra-wealthy.
A simple way to think about it
Imagine buying a home today in Camarillo or Newbury Park with no intention of ever paying a "mansion tax." Decades from now, your heirs sell that same home — and because of ordinary appreciation, it now crosses the $5.4 million line. Suddenly, a tax bracket that was sold to voters as something for the ultra-wealthy applies to a completely ordinary single-family home. That's the long-term risk baked into fixed-dollar thresholds like this one.
Where AB 736 Stands Right Now
As of late June 2026, AB 736 has become one of the most contested real estate bills in Sacramento this session. The California Association of REALTORS® has formally opposed it, arguing it sets a new, state-sanctioned ceiling that could push more cities toward higher transfer taxes rather than lower ones. Meanwhile, pro-housing advocates argue it would still allow Los Angeles's existing Measure ULA "mansion tax" to remain fully in place for qualifying home sales, while easing the burden on apartment and commercial development elsewhere in the state.
In a separate but related development, a statewide ballot measure that would have rolled back mansion taxes entirely was pulled from the November ballot after a last-minute deal in Sacramento. That means, for now, existing transfer taxes like LA's Measure ULA remain untouched — and AB 736's $5.4 million carve-out for single-family homes is still very much part of the active conversation.
What This Means for Homeowners Across Ventura County
Whether you own a home in Agoura Hills, Ventura, or Simi Valley today, or you're planning to pass property down to family members someday, it's worth understanding how transfer tax policy works — and how it could evolve. This isn't about panic. It's about being informed. Real estate has always been one of the best long-term wealth-building tools available to everyday families, and understanding the tax landscape is part of protecting that wealth for the next generation.
If you're a homeowner, especially one holding property that could appreciate significantly over the coming decades, this is a good time to start a conversation — with your real estate agent, a financial planner, or an estate attorney — about how transfer taxes, inheritance, and trust planning fit into your long-term strategy.
Wondering How AB 736 Could Affect You? Whether you're planning to sell now or in the next several years, let's talk through how transfer tax policy and rising home values could impact your bottom line. No pressure, just honest, local guidance. → Schedule a Free Home Value & Tax Impact Consultation at mikegratland.com Or call me directly: (805) 857-5811 |
Things to Do This Week Around Ventura County
It's a big week across the county with Fourth of July festivities in full swing. Here are a few standout events — great for families, couples, and anyone looking to celebrate the holiday in style.
SATURDAY, JULY 4 · 9:00 PM · CAMARILLO Camarillo Fireworks Spectacular The show begins promptly at 9:00 p.m. Best viewing is from the Camarillo Premium Outlets parking lots and surrounding areas. Tune your radio to 95.1 KBBY for the live fireworks soundtrack. Arrive early — parking is first-come, first-served, and road closures begin at 8:45 p.m. |
FRIDAY, JULY 3 · MOORPARK 3rd of July Fireworks Extravaganza Moorpark kicks off the holiday a day early with its own fireworks show. Visit moorparkca.gov for full event details, timing, and viewing locations. |
JULY 10–12 · CAMARILLO Camarillo Fiesta & Street Fair A Camarillo summer tradition with live entertainment, food vendors, craft booths, and family activities throughout the weekend. A great way to spend a summer afternoon with the whole family. |
EVERY THURSDAY, JULY 9–30 · CAMARILLO Camarillo Community Band Summer Concerts in the Park Free outdoor concerts featuring the Camarillo Community Band. A relaxed, family-friendly evening out — bring a blanket and enjoy live music under the stars. |
ONGOING JUNE–AUGUST · SIMI VALLEY 2026 Summer Music in the Park Concert Series Simi Valley's free outdoor concert series continues through the summer. Check the city's recreation calendar for this week's lineup and location. |
A Quick Word from Mike
Legislation like AB 736 can feel distant and abstract — something happening in Sacramento that doesn't touch daily life in Thousand Oaks or Newbury Park. But real estate tax policy has a long memory and an even longer reach. The decisions being debated this year could shape what homeownership and inheritance look like for families across Westlake Village, Moorpark, and Oxnard for decades to come.
My job is to help you stay informed and make smart decisions — not just for the sale in front of you, but for the long game. If you have questions about how any of this could affect your home, your estate planning, or your family's long-term strategy, I'm always happy to talk it through.
If you ever have a question about the market — even a quick one — my door is always open. Reach out anytime at mikegratland.com, call me at (805) 857-5811, or reply directly to this email.
Until next week,
Mike Gratland
Gratland & Associates | Pinnacle Estate Properties
Top 1% Realtor in Ventura County since 1999 | DRE #01263457
Serving Westlake Village · Thousand Oaks · Newbury Park · Camarillo · Moorpark · Simi Valley · Oxnard · Ventura · Agoura Hills
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