Estate Planning for San Mateo County, California Property Owners

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

Without a recorded beneficiary designation or a trust, San Mateo County property passes through the Superior Court - Probate Division — even simple California probates run 9+ months and start with $435 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 Mateo County

A revocable transfer on death deed names a beneficiary who receives San Mateo County property automatically at the owner's death, without probate. It is recorded with the County Clerk-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 Mateo Countysigning requirements →

Where to Record Property Documents

Deeds and other real property documents for San Mateo County are recorded with the County Clerk-Recorder, led by Assessor-County Clerk-Recorder Mark Church, at 555 County Center, 1st Floor, Redwood City, CA 94063. Phone: (650) 363-4500. Hours: Monday - Friday, 8:00 AM - 5:00 PM.

The County Clerk-Recorder charges $14 for the first page plus $3 for each additional page. Recording a 2-page revocable transfer on death deed in San Mateo 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 Mateo County accepts electronic recording through Simplifile/CSC.

Recording Office Record

County Clerk-Recorder

San Mateo County · Assessor-County Clerk-Recorder · Mark Church

Address

555 County Center, 1st FloorRedwood City, CA 94063

Hours

Monday - Friday, 8:00 AM - 5:00 PM

E-recording

Available via Simplifile/CSC
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 Mateo County

FirmRedwood City, CA

Aaron, Riechert, Carpol & Riffle, APC

Since 1987 · Serves 2 counties

Serves San Mateo and Santa Clara counties from Redwood City. Handles trust and probate administration, conservatorships and guardianships, and probate and trust litigation, with seven attorneys certified as specialists in Estate Planning, Trust, and Probate Law. Practicing on the Peninsula since 1987.

PracticesEstate PlanningEstate AdministrationTrust AdministrationProbate Litigationand 3 more

Office
333 Twin Dolphin Drive, Suite 350Redwood City, CA 94065

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

FirmSan Jose, CA

Gorini & Gorini, LLP

Serves 2 counties

Represents estate administrators and executors across Santa Clara County from The Alameda in San Jose, carrying estates through the county's probate court. Handles the work the role requires: inventorying assets, settling creditor debts, estate tax filings, accountings, and distribution to heirs. Founder Richard Gorini is a member of the American College of Trust and Estate Counsel.

PracticesEstate PlanningEstate AdministrationTrust AdministrationProbateand 2 more

Office
1666 The AlamedaSan Jose, CA 95126

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
See all 40 firms serving San Mateo 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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