San Francisco County Assessor – Property Search, APN Lookup & Tax Records
San Francisco property research is not completed in one database. The Assessor portal shows assessment information, the Treasurer and Tax Collector controls bills and payments, the Property Information Map connects block-and-lot data with zoning and permits, and the Recorder index contains deeds, liens, reconveyances, and other recorded documents. This guide shows how to connect those records without relying on a fake owner search, outdated phone number, or unofficial parcel report.
Quick Answer: How to Search San Francisco Property Records
Use the official Assessor-Recorder property search when you know the property address or Assessor Parcel Number. San Francisco APNs are closely associated with the property’s block-and-lot reference, which is also used by the Property Information Map, planning records, permits, and many recorded-document workflows.
The Assessor property search is not a general owner-name lookup. Use the Recorder Public Index when researching deeds or recorded documents by grantor or grantee name. Use the Treasurer and Tax Collector when the question concerns a bill, amount due, payment, delinquency, or receipt.
Important 2026 Facts That Prevent Wrong Searches
The assessment portal searches by APN or property address. Do not follow instructions claiming the official Assessor search accepts “LASTNAME FIRSTNAME.”
The Assessor-Recorder main office lists 628-652-8100. A telephone number containing 555 is not a valid county contact number.
Joaquín Torres is the current elected San Francisco Assessor-Recorder. Older or inaccurate pages may show another name.
The Assessor-Recorder launched an expanded online portal in March 2026 for property lookup and common filings.
San Francisco Planning’s Property Information Map is the practical source for block and lot, zoning, permits, complaints, historic status, and parcel context.
The current formal assessment appeal administrative processing fee is $120 per application, effective August 1, 2025.
San Francisco Property Research Tools
These independent planning tools help route a property question, choose the right search identifier, and estimate supplemental tax exposure. They do not connect to city databases and do not create an official assessment, tax bill, exemption approval, legal survey, permit, deed, or appeal result.
Assessor, Tax Collector, PIM, Recorder, or DBI Router
Select the result you need instead of guessing which office handles it.
Your official route will appear here
Select the property task and situation to see which San Francisco office or portal normally handles it.
Important: Planning help only. Not an official tax bill, assessment, title opinion, legal survey, permit, or government approval.
Address, APN, Block-Lot, or Name Search Planner
Use this when you are unsure which identifier belongs in which San Francisco database.
Your search plan will appear here
The result will explain whether to begin with the Assessor portal, PIM, tax account, Recorder index, or permit records.
Important: Planning help only. Verify final parcel, ownership, payment, zoning, and permit information with the responsible official source.
Supplemental Property Tax Planning Estimator
Use this rough estimate after a purchase, change in ownership, ADU, conversion, addition, or other qualifying new construction.
Estimated result
Enter the new value, prior assessed value, estimated tax rate, and months covered.
Important: Estimate only. Not an official San Francisco tax bill or assessment. Verify the event date, value, rate, proration, exemptions, and bills with official sources.
Who This San Francisco Assessor Guide Helps
Search the parcel, review assessed value, file the Homeowners’ Exemption, update mailing information, and prepare questions about supplemental or escape assessments.
Connect the APN with tax statements, PIM zoning, permit history, complaints, historic status, the 3R report, recorded documents, and supplemental tax exposure.
Confirm the block and lot, current tax status, permit history, recorded deed information, mailing address, and residential 3R requirements.
Review recorded documents, death-related ownership forms, trusts, probate records, Prop 19 requirements, exemptions, and reassessment consequences.
Building assessments, unsecured business property, Rent Board records, permits, and tax accounts can involve different departments and identifiers.
Write down the APN, block and lot, notice date, tax year, question, and callback number before contacting the Assessor, Tax Collector, or Recorder.
San Francisco Assessor-Recorder Quick Facts
| Detail | Current Information | Official Action |
|---|---|---|
| Official office | San Francisco Office of the Assessor-Recorder | Open official department page |
| Current Assessor-Recorder | Joaquín Torres | View official profile |
| Main office | City Hall, Room 190, 1 Dr. Carlton B. Goodlett Place, San Francisco, CA 94102 | Confirm the correct service counter before visiting. |
| Main phone | (628) 652-8100 | Call the Assessor-Recorder |
| assessor@sfgov.org | Email the main office | |
| Regular office hours | Monday–Friday, 8:00 AM–5:00 PM | Verify holiday closures before visiting. |
| Document recording hours | Monday–Friday, 8:00 AM–4:00 PM | Review recording instructions |
| Assessment search | Property address or APN | Open property search |
| Property map | Search by address, block and lot, planning application, intersection, or map | Open Property Information Map |
| Recorded documents | Public index and records from January 1, 1990 forward | Open Recorder Public Index |
How to Search the Official San Francisco Assessor Property Records
The current Assessor-Recorder portal accepts a property address or APN. It brings basic assessment information and common property-owner filing options into a single online environment. Use it for assessment research, not as a substitute for a deed, title report, tax statement, building permit, or legal survey.
Begin with the Assessor-Recorder’s current online portal rather than a paid property-report service.
Enter the property location—not the owner’s mailing address. Try the street number and primary street name first.
Copy the APN from a tax bill, assessment notice, deed, PIM result, closing statement, or prior county record.
San Francisco property systems frequently organize parcels by block and lot. Save the complete format displayed by the official record.
Use the Treasurer for the bill, PIM for zoning and permits, the Recorder for documents, and a surveyor for an exact legal boundary.
How San Francisco Block and Lot Numbers Relate to the APN
San Francisco commonly identifies property through a block-and-lot structure. The same parcel may be described as an APN in an assessment or tax system and as a block and lot in planning, permitting, mapping, survey, historic-resource, and residential-building records.
The APN is the safest identifier when connecting the Assessor property record to the secured tax account or an assessment appeal.
Planning, property maps, building complaints, historic-resource information, and 3R reports commonly reference block and lot.
Where to find the block and lot or APN
Can You Search San Francisco Property by Owner Name?
The Assessor property portal is designed for address and APN searches. It should not be described as a public reverse-owner database. When a person or business name is the only information available, the correct next step depends on whether you need an assessment record or a recorded document.
Use the Recorder Public Index for recorded-document names
The Recorder index can help locate deeds, deeds of trust, reconveyances, liens, notices, and other recorded documents by names and recording information. Online official record index information is available from January 1, 1990 forward.
Open San Francisco Recorder Public Index Search
Use the Assessor for parcel and assessment questions
Contact the Assessor-Recorder when you have a legitimate public-record question that cannot be completed through the APN or address portal. Be ready with the property address, block and lot, APN, approximate transfer date, and reason for the request.
Property Search Tips Across San Francisco Neighborhoods
Condominiums and large buildings
A street address may contain many condominium parcels. Confirm the unit-specific APN rather than assuming the building’s master address identifies the correct taxable parcel.
Corner buildings and multiple addresses
One parcel may have multiple street addresses. Use PIM and block-and-lot information to determine whether addresses belong to one parcel, multiple lots, or different condominium interests.
Recently converted or newly constructed property
Condominium mapping, lot mergers, subdivisions, ADUs, unit legalization, and new construction may appear at different times across Assessor, PIM, DBI, Recorder, and tax systems.
San Francisco Property Tax Statements, Payment History, and Due Dates
The Office of the Treasurer and Tax Collector issues and collects property tax bills. Use its property tax portal to view current statements, print bills, review past payment history, and make an online payment.
Open official San Francisco property tax payment guidance
Regular secured property tax calendar
| Installment | Standard Due Date | Delinquent After | Initial Penalty |
|---|---|---|---|
| First secured installment | November 1 | 5:00 PM on December 10 | 10% |
| Second secured installment | February 1 | 5:00 PM on April 10 | 10% plus applicable fees |
Escape, supplemental, corrected, and bills mailed outside the normal cycle can use different delinquency dates. Always follow the dates printed on the actual bill.
Online payment safety and fees
Supplemental and Escape Assessments After a Purchase or Construction
A change in ownership or qualifying new construction can trigger a supplemental assessment. The net supplemental value is generally the new assessed value minus the prior assessed value, prorated for the applicable part of the fiscal year.
Why one event can create one or two supplemental bills
San Francisco explains that an event from January 1 through May 31 can create two supplemental bills because part of the current fiscal year and the following fiscal year may need adjustment. An event from June 1 through December 31 generally creates one supplemental bill for the remaining fiscal-year period.
Escape assessments
An escape assessment can occur when taxable value was not placed on the roll at the correct time. It can relate to delayed ownership-change processing, new construction, omitted property, or another correction.
Review official supplemental assessment guidance
Use PIM for Block-Lot, Zoning, Permits, Complaints, and Historic Status
San Francisco Planning’s Property Information Map is one of the most useful tools for connecting an address to its block and lot, planning jurisdiction, zoning, permit activity, complaints, historic-resource information, and parcel context.
Search by property address, block and lot, planning application number, street intersection, or map location.
PIM and city permitting tools can show building, planning, and other permit activity and property complaints.
Check the Historic Preservation section in PIM when a renovation, demolition, addition, or historic-property concern is involved.
What PIM does not prove
PIM does not replace an official permit approval, final inspection, title report, recorded easement, legal survey, code-compliance opinion, or professional zoning analysis.
3R Report: A San Francisco-Specific Residential Sale Record
A Report of Residential Building Record, commonly called a 3R report, summarizes selected Department of Building Inspection records for a residential building. San Francisco states that owners or real estate professionals are legally required to provide the report to a buyer in covered residential transactions.
What a 3R report can help review
Review official 3R report requirements
San Francisco Deeds, Liens, Reconveyances, and Recorded Documents
The Assessor-Recorder maintains recorded real-property documents. The online Records Manager and Public Index provide access to records from January 1, 1990 forward, including deeds, reconveyances, notices of default, liens, and other recorded instruments.
Save the block and lot, APN, address, and likely owner or grantor/grantee names.
Use reasonable spelling variations, date ranges, document types, or a known document number.
San Francisco permits free online viewing of available records from 1990 forward and offers official copies for purchase and download.
These details help with title, escrow, estate, payoff, lien, and ownership-processing questions.
Use a title company, attorney, or other qualified professional when legal ownership priority, encumbrances, or insurability must be determined.
Homeowners’ Exemption, Disabled Veterans, and Proposition 19
Homeowners’ Exemption
An eligible owner who occupies the home as a principal residence may receive up to a $7,000 reduction in assessed value, saving approximately $70 to $80 per year depending on the tax rate. Filing directly with the Assessor-Recorder is free.
File or review the Homeowners’ Exemption
Disabled Veterans’ Exemption
Qualifying disabled veterans and certain unmarried surviving spouses may qualify for a basic or low-income exemption on a principal residence. Use the current claim form and current income rules.
Proposition 19 base-year value transfer
Eligible homeowners who are at least age 55, severely disabled, or victims of qualifying wildfire or natural disaster may transfer a taxable base-year value to a replacement principal residence, subject to statutory timing, value, occupancy, and filing rules.
Review replacement-home base-year transfer guidance
Parent-child and grandparent-grandchild transfers
Proposition 19 limits the family-transfer exclusion to qualifying family homes and family farms and can require principal-residence use, timely claims, and value-limit calculations.
Review family-transfer tax savings
Mailing Address, Disaster Relief, Ownership Change, and Business Property Forms
The Assessor-Recorder’s expanded community portal provides online access to common property filings. Use the current portal instead of downloading an old form from an unofficial search result.
| Task | Official Process | What to Prepare |
|---|---|---|
| Change tax-mailing address | Assessor-Recorder mailing-address request | APN, block and lot, old address, new address, owner or authorized-party information. |
| Claim Homeowners’ Exemption | Homeowners’ Exemption claim | Ownership, occupancy date, principal residence, APN, contact information. |
| Request disaster or calamity relief | Damage reassessment filing | Event date, photographs, estimates, insurance records, APN, property address. |
| Report ownership change after death | Ownership statement and applicable transfer claim | Death certificate, deed, trust or probate records, relationship evidence, APN. |
| File business personal property statement | Business Property Statement filing | Account details, equipment, fixtures, machinery, technology, acquisition cost, business information. |
Use the updated portal for common property searches, filings, exemptions, exclusions, and ownership-related services.
Business owners can file annual statements for taxable equipment, machinery, technology, furniture, and fixtures.
2026 Informal Review and San Francisco Assessment Appeals
Start with the Assessor-Recorder when the assessed value or property characteristics appear wrong. An informal review may resolve a valuation or factual problem, but it does not automatically preserve the right to file a formal appeal.
2026 informal review timing
The Assessor-Recorder’s 2026 informal review deadline for qualifying homeowners was March 31, 2026. Because that date has passed, owners should review the formal appeal calendar and any notice-specific remedy that applies.
2026/2027 regular assessment appeal window
The Assessment Appeals Board states that the regular 2026/2027 filing period runs from July 2 through September 15, 2026.
| Appeal Item | Current Guidance | Action |
|---|---|---|
| Regular 2026/2027 assessment | July 2–September 15, 2026 | Prepare evidence before the filing window closes. |
| Supplemental assessment | Generally within 60 days of the applicable notice or bill mailing date | Preserve the notice and envelope and confirm the exact deadline. |
| Administrative processing fee | $120 per application | Verify the current payment instructions before filing. |
| Tax payment while appeal is pending | Taxes must still be paid on time | Do not wait for the appeal result before paying the bill. |
| Informal Assessor review | Separate from formal filing | Do not assume an informal request extends the appeal deadline. |
Evidence to gather
Review formal assessment appeal instructions
San Francisco Property Buyer Due-Diligence Workflow
A high-value San Francisco purchase should not rely only on the listing, Assessor value, or current annual tax bill. Connect assessment, tax, planning, building, recorded-document, disclosure, and title records before closing.
Decision Table: Which San Francisco Office or Tool Should You Use?
| If You Need… | Correct Office or Tool | Official Action |
|---|---|---|
| APN, assessment, value, exemption, mailing-address change | Assessor-Recorder | Open Assessor-Recorder |
| Property lookup by address or APN | Assessor property-search portal | Open property search |
| Block and lot, zoning, permits, complaints, historic status | Property Information Map | Open PIM |
| Tax statement, payment history, amount due, penalty, receipt | Treasurer and Tax Collector | Open tax payment guidance |
| Deed, lien, reconveyance, easement, recorded document | Recorder Public Index / Records Manager | Open Recorder index |
| Building permit, complaint, or residential 3R report | Department of Building Inspection | Open permit resources |
| Formal assessment appeal | Assessment Appeals Board | Open appeal board page |
| Exact boundary or title conclusion | Recorded maps, title professional, licensed surveyor, or attorney | Do not rely only on PIM or the Assessor parcel line. |
San Francisco Assessor-Recorder Contact Information and Map
Assessor-Recorder: Joaquín Torres
Address: City Hall, Room 190, 1 Dr. Carlton B. Goodlett Place, San Francisco, CA 94102
Phone: (628) 652-8100
Email: assessor@sfgov.org
Regular hours: Monday–Friday, 8:00 AM–5:00 PM.
Document recording: Monday–Friday, 8:00 AM–4:00 PM.
- Have the property address, APN, and block and lot ready.
- Know whether the question concerns value, tax, ownership, exemption, permit, or document recording.
- Keep the tax statement, assessment notice, deed, or claim form nearby.
- Write down the event date and filing deadline.
- Ask which office controls the next action.
- Save the employee’s name and date of contact.
San Francisco Property Search Troubleshooting
| Problem | Likely Reason | What to Try |
|---|---|---|
| Address search returns no property | Unit formatting, alternate address, corner building, recent parcel change, or mailing address entered | Use the physical street address, fewer fields, PIM, or an APN from a tax bill or deed. |
| Owner-name search does not appear | The Assessor portal is not a public reverse-owner search | Use the Recorder index for recorded documents or contact the Assessor with parcel details. |
| Condo search opens the wrong unit | Building address contains multiple taxable parcels | Confirm the unit-specific APN from the tax bill, deed, escrow record, or PIM. |
| Tax bill differs from Assessor value | Bill includes tax rate, voter-approved debt, direct charges, penalties, or another assessment type | Use the Assessor for value and the Treasurer for bill calculations and payment. |
| Supplemental bill arrives after closing | Purchase reassessment or new construction was processed after the regular bill | Compare the deed date, supplemental notice, old value, new value, proration, and escrow records. |
| Deed or lien is not found | Spelling variation, wrong date range, pre-1990 record, document type, or recent indexing | Broaden names and dates, confirm the recording number, or contact the Recorder. |
| PIM parcel line conflicts with a wall or fence | Online map line is approximate or the physical feature is not on the legal boundary | Review recorded maps, deed, title report, monuments, and licensed survey evidence. |
Common Mistakes With San Francisco Property Records
The Assessor portal uses address or APN. Recorded-document name research belongs in the Recorder index.
The current Assessor-Recorder main office phone is 628-652-8100.
The Treasurer and Tax Collector controls tax statements, online payments, delinquency, and receipts.
PIM is an excellent planning and permit research tool, but it cannot establish an exact boundary.
The seller may have a much lower Proposition 13 base-year value than the buyer will receive.
An informal request does not automatically extend the formal appeal deadline.
What to Save After a Search, Filing, Payment, or Appeal
Property Lookup, Tax Payment, and Exemption Safety
Search results may contain paid reverse-owner reports, exemption filing solicitations, unofficial tax-payment pages, deed-copy vendors, and map services that appear governmental. Some private services may be lawful, but they are not the San Francisco Assessor-Recorder, Treasurer and Tax Collector, Planning Department, DBI, or Assessment Appeals Board.
San Francisco Property Records: Direct Answer Summary
| Current Assessor-Recorder | Joaquín Torres. |
| Official property search | Search by property address or Assessor Parcel Number. |
| Owner-name Assessor search | Not offered as the official property-assessment search method. |
| Block and lot map | Use the San Francisco Property Information Map. |
| Tax bill and payment | Use the Office of the Treasurer and Tax Collector. |
| Deeds and liens | Use the Recorder Public Index and Records Manager for records from 1990 forward. |
| Regular 2026 appeal period | July 2 through September 15, 2026. |
| Formal appeal fee | $120 per application under the current published guidance. |
| Main office phone | 628-652-8100. |
Official San Francisco and California Sources
Frequently Asked Questions
How do I search San Francisco Assessor property records?
Use the official Assessor-Recorder property portal and search by the physical property address or Assessor Parcel Number. Save the APN and block-and-lot reference from the result.
Can I search San Francisco property by owner name?
The official Assessor property search is designed for address or APN lookup, not a general owner-name search. Use the Recorder Public Index for deeds and other recorded documents by grantor or grantee name.
What is a San Francisco block and lot number?
Block and lot identify the parcel in San Francisco planning, mapping, permit, survey, assessment, and tax records. Save the complete number shown in the Assessor or Property Information Map result.
Who is the current San Francisco Assessor-Recorder?
Joaquín Torres is the current San Francisco Assessor-Recorder.
What is the San Francisco Assessor-Recorder phone number?
The current main office phone number is 628-652-8100.
Who handles San Francisco property tax payments?
The Office of the Treasurer and Tax Collector handles property tax statements, online payments, payment history, penalties, delinquency, and receipts.
Are the calculators on this page official San Francisco tools?
No. They are independent planning helpers only. They do not create an official assessment, tax bill, exemption approval, legal survey, permit, deed, title opinion, or appeal decision.
How do I find a San Francisco deed or lien?
Use the San Francisco Recorder Public Index and Records Manager. Online recorded-document information is available from January 1, 1990 forward.
Is the Property Information Map a legal survey?
No. PIM is a planning and property-research tool. Use recorded maps, title records, survey monuments, and a licensed surveyor for exact boundary decisions.
How much is the San Francisco Homeowners’ Exemption?
An eligible owner-occupied principal residence may receive up to a $7,000 reduction in assessed value, saving approximately $70 to $80 annually depending on the tax rate.
When is the regular San Francisco assessment appeal period in 2026?
The Assessment Appeals Board states that the 2026/2027 regular assessment filing period runs from July 2 through September 15, 2026.
How much is the San Francisco assessment appeal filing fee?
The current published administrative processing fee is $120 per formal appeal application. Verify the fee and payment instructions before filing.
Do I still have to pay property taxes while appealing?
Yes. An assessment appeal does not automatically delay or cancel the property tax payment deadline.
Why did I receive a supplemental property tax bill after buying?
A purchase or qualifying new construction can create a supplemental assessment based on the difference between the prior assessed value and the new assessed value for part of the fiscal year.
What is a San Francisco 3R report?
A Report of Residential Building Record summarizes selected Department of Building Inspection records for a residential building and is relevant to covered residential sales.
Your Best Next Step
Begin with the official Assessor portal using the physical address or APN, then save the block and lot. Use the Treasurer for tax statements and payments, PIM for zoning and permit context, DBI for building records and 3R reports, and the Recorder for deeds and liens. Before paying, filing, appealing, purchasing, building, or relying on a boundary, verify the final information with the office that controls that record.