Estate Planning for San Francisco, California Property Owners

For most San Francisco County homeowners, the house is what drags an estate into probate. A transfer-on-death deed or a living trust keeps it out—here is how to set up either one and record it locally.

Record a TOD deedWhere to recordLocal attorneys

For a San Francisco County property owner, the biggest probate risk is the home itself. Real estate is what forces most families into the Superior Court - Probate Court. The two tools that keep a San Francisco County home out of probate are a transfer-on-death deed recorded with the County Recorder, and a revocable living trust that holds title to the property.

Without a recorded beneficiary designation or a trust, San Francisco County property passes through the Superior Court - Probate Court — even simple California probates run 9+ months and start with $450 in filing fees. California also lets owners name a transfer-on-death beneficiary on vehicle titles, which keeps cars out of the same process.

Record a Transfer-on-Death Deed in San Francisco County

A revocable transfer on death deed names a beneficiary who receives San Francisco County property automatically at the owner's death, without probate. It is recorded with the County Recorder during the owner's lifetime and can be revoked at any time.

Before recording, a California revocable transfer on death deed is signed with 2Cal. Prob. Code 5600-5698Verified Aug 24, 2026View source witnesses and notary acknowledgmentCal. Prob. Code 5600-5698Verified Aug 24, 2026View source. The deed takes effect only if it is recorded within 60 daysCal. Prob. Code 5600-5698Verified Aug 24, 2026View source of notarization and before the owner's deathCal. Prob. Code 5600-5698Verified Aug 24, 2026View source.

Create a CaliforniaTOD deed →San Francisco Countysigning requirements →

Where to Record Property Documents

Deeds and other real property documents for San Francisco County are recorded with the County Recorder, led by Assessor-Recorder Joaquin Torres, at 1 Dr. Carlton B. Goodlett Place, Room 190, San Francisco, CA 94102. Phone: (628) 652-8100. Hours: Monday - Friday, 8:00 AM - 4:00 PM (recording); 8:00 AM - 5:00 PM (office).

The County Recorder charges $14 for the first page plus $3 for each additional page. Recording a 2-page revocable transfer on death deed in San Francisco County comes to $92, which is $17 in recording fees plus the $75 Building Homes and Jobs Act Fee (SB 2). A revocable transfer on death deed is exempt from transfer tax.

San Francisco County accepts electronic recording.

Recording Office Record

County Recorder

San Francisco County · Assessor-Recorder · Joaquin Torres

Address

1 Dr. Carlton B. Goodlett Place, Room 190San Francisco, CA 94102

Fax

(415) 554-7915

Hours

Monday - Friday, 8:00 AM - 4:00 PM (recording); 8:00 AM - 5:00 PM (office)

E-recording

Available
Visit recorder website →

Recording fees

Base fee (first page)$14
Each additional page$3
GC 27388.1 Building Homes and Jobs Act Fee (SB 2)Applies to a TOD deed$75
Transfer tax on a TOD deedExempt

Cal. Gov. Code 27361; Cal. Gov. Code 27388; Cal. Gov. Code 27388.1; Cal. Gov. Code 27388.2; Cal. Rev. & Tax. Code 11911; Cal. Rev. & Tax. Code 11930

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Estate Planning Attorneys Serving San Francisco County

FirmSan Francisco, CA

Bay Area Probate & Estate Law

Serves 5 counties

Serves San Francisco, San Mateo, and the surrounding Bay Area from downtown San Francisco. Handles probate and trust administration through asset distribution and title transfers, plus conservatorships and trust and estate litigation. Principal Sheila Robello holds an LLM in taxation and is a State Bar certified specialist in Estate Planning, Trust and Probate Law.

PracticesEstate PlanningEstate AdministrationTrust AdministrationProbate Litigationand 2 more

Office
177 Post St, Suite 600San Francisco, CA 94108
Free consultation

Solo PracticeNapa, CA

Celaya Law

Serves 16 counties

Napa estate planning and elder law practice led by Anthony Celaya, with offices across California from Santa Rosa and Sacramento to Los Angeles and San Diego. Handles probate and estate administration and Medi-Cal planning alongside trusts, wills, and incapacity planning. Clients are served in person or through virtual consultations, and the initial consultation is free.

PracticesEstate PlanningEstate AdministrationTrust AdministrationProbateand 2 more

Office
960 School St.Napa, CA 94559
Free consultationVirtual consultations

FirmSan Francisco, CA

Greene Law Firm, P.C.

Serves 4 counties

Serves Bay Area families from downtown San Francisco, with probate filed in the San Francisco, Alameda, and San Mateo County Superior Courts. Handles probate from the petition through inventory, creditor claims, and final distribution, alongside Medi-Cal and elder law planning and asset protection. Founder Jay Greene is both a licensed attorney and a CPA.

PracticesEstate PlanningEstate AdministrationProbateElder Lawand 2 more

Office
447 Sutter Street, Ste 435San Francisco, CA 94108

FirmSan Francisco, CA

Harrington Law, P.C.

Since 2009 · Serves 5 counties

Bay Area trusts and estates practice serving San Francisco and the North Bay from offices in San Francisco and Sonoma. Attorney Amy Harrington handles trust and probate administration, conservatorships, and will and trust contests, and is frequently appointed to serve as administrator, trustee, partition referee, and receiver.

PracticesEstate PlanningEstate AdministrationTrust AdministrationProbateand 5 more

Office
One Embarcadero, Suite 1200San Francisco, CA 94111

Solo PracticeRedwood City, CA

Law Office of Michael E. Pitts

Serves 3 counties

Represents executors, trustees, and beneficiaries across San Mateo, San Francisco, and Santa Clara counties from a downtown Redwood City office near the courthouse, handling probate and trust administration, probate and trust litigation, and estate and gift tax questions. Michael E. Pitts has practiced in San Mateo County for more than 30 years and offers a free half-hour consultation.

PracticesEstate PlanningTrust AdministrationProbateProbate Litigationand 3 more

Office
600 Allerton Street, Suite 200Redwood City, CA 94063
Free consultation

FirmPleasanton, CA

Law Offices of Connie Yi, PC

Since 2003 · Serves 3 counties

Serves the Bay Area from offices in Pleasanton, San Francisco, and Cupertino. Guides trustees and personal representatives through non-contested probate, trust administration, non-trust assets, and gift and estate tax returns, and represents beneficiaries denied funds or information. Connie Yi is a State Bar certified specialist in Estate Planning, Trust, Estate and Probate Law and a CPA.

PracticesEstate PlanningTrust AdministrationProbateTrust Litigationand 2 more

Office
323 Ray StreetPleasanton, CA 94566
See all 40 firms serving San Francisco County→

Firm listings are for informational purposes only. SimplyTrust does not endorse or recommend any specific firm or attorney. Contact firms directly to verify their current practice areas and availability.

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