Measure ULA and Net Proceeds Calculator
See what you would pay in transfer taxes, including the Measure ULA “mansion tax,” and what you would have left from the sale of an LA apartment building. It also shows when a higher price would leave you with less.
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How Measure ULA Works
Measure ULA is the City of Los Angeles transfer tax on sales above a set price. For closings after June 30, 2026, a sale of $5,400,000 or less owes no ULA tax, a sale above $5,400,000 and under $10,900,000 owes 4%, and a sale at $10,900,000 or more owes 5.5%. The rate applies to the entire price, which is why a price just over a line can leave you with less money than a price just under it. The tax is on top of the City’s regular transfer tax of 0.45% and the LA County tax of $1.10 per $1,000.
Read the full explanation in our Measure ULA guide, and see whether it is smarter to hold or sell if your building sits near a line. Owners in West Hollywood and Santa Monica are outside Measure ULA.
Source for rates and thresholds: City of Los Angeles Office of Finance. Santa Monica and LA County rates from the LA County Registrar-Recorder.
Frequently Asked Questions
How do I calculate the Measure ULA tax on my apartment building?
Multiply the sale price by the ULA rate that applies to it: nothing at or below $5,400,000, 4% above $5,400,000 and below $10,900,000, and 5.5% at $10,900,000 or more. The rate applies to the whole price, not only the part above the line. The calculator above also adds the City of Los Angeles base transfer tax and the LA County tax.
Who pays the Measure ULA tax, the buyer or the seller?
Contracts usually put it on the seller, and this calculator assumes that. Who pays is a term of the purchase agreement, so it can be negotiated, and your escrow officer will show it on the settlement statement. Ask your broker and attorney how it is allocated in your deal.
Does this calculator include capital gains tax?
No. It stops at what you would have left after transfer taxes, commission and closing costs, and your loan payoff, before federal and California income tax. Your gain depends on your basis and depreciation, so ask your CPA. Our guide to capital gains and depreciation recapture explains what comes out of a sale.
Why does a higher price sometimes leave me with less money?
Because the ULA tax is not marginal. At $5,400,000 no ULA tax is owed, but at $5,500,000 it is 4% of the full price, or $220,000. The calculator flags this range and shows the price you would need to reach to come out even. We explain it in our Measure ULA guide.
Do the ULA thresholds change?
Yes. The City adjusts them every year for inflation, and the current figures apply to sales closing after June 30, 2026. Rates can also change if the law changes, so confirm the figures with the City of Los Angeles Office of Finance before you price a building near a line.
Want Your Exact Net Proceeds?
A calculator can't see your tax basis, your loan terms, or your timing. A free Broker Opinion of Value from Highlight Multifamily Group can.