Understanding Measure ULA – The “Mansion Tax” and Why It Matters. When voters passed Measure ULA (United to House LA) in 2022, nicknamed the “Mansion Tax,” it reshaped how real estate transactions over $5 million are taxed in the City of Los Angeles. The measure officially went into effect on April 1, 2023. Nearly three years later, it’s time for an update on how ULA actually works, what it was supposed to accomplish, and why it remains one of the most hotly debated measures in Los Angeles real estate and development circles.
It’s important to remember: ULA doesn’t just apply to luxury homes. It affects any property type—residential, commercial, industrial, or income property—that sells for $5 million or more.
Why Voters Supported (and Opposed) ULA
- Dedicated funding for affordable housing and homelessness prevention.
- Only high-value transactions would be taxed, sparing everyday homeowners.
- Promoted as a way to finally address L.A.’s housing emergency.
- Warned it would discourage sales and push developers outside city limits.
- Feared it would shrink long-term tax revenue from property reassessments and economic activity.
- Pointed to billions already collected through other housing measures (like Proposition HHH and Measure H) that had mixed results.
- Questioned whether the City of L.A. could manage the money effectively.
How Measure ULA Works
ULA is a real estate transfer tax—an extra charge on the sale price of qualifying properties. It is layered on top of existing transfer taxes that sellers already pay.
Here’s the breakdown:
- L.A. County Transfer Tax: $1.10 per $1,000 of sales price (0.11%)
- City of L.A. Transfer Tax: 0.45% of the sales price
- ULA Tax: 4% on sales between $5 million and $10 million
- ULA Tax: 5.5% on sales above $10 million
- L.A. County Transfer Tax: $13,200 (0.11% of $12M)
- City of L.A. Transfer Tax: $54,000 (0.45% of $12M)
- ULA Tax: $480,000 (4% of first $5M + 5.5% of the next $7M)
- Total transfer taxes: $547,200
Where the money goes:
- County transfer tax: Goes into the Los Angeles County General Fund (public health, safety, infrastructure).
- City transfer tax: Deposited into the City of Los Angeles General Fund.
- ULA tax: Restricted to housing and homelessness prevention programs.
Where It Applies (and Where It Doesn’t)
Measure ULA applies only within the City of Los Angeles. Here are a few neighborhoods subject to it: Bel Air, Brentwood, Hollywood Hills, Studio City, Sherman Oaks, and Pacific Palisades.
Nearby cities not subject to ULA include Beverly Hills, Glendale, Pasadena, Burbank, and West Hollywood.
Clarification: Santa Monica has its own version of a mansion tax. At certain price points, Santa Monica imposes its own city transfer tax on top of county taxes. That’s why Santa Monica is excluded from ULA comparisons.
What ULA Was Intended to Do
The measure was pitched as a way to fund:
- Affordable Housing Programs (about 70%) – new construction, preservation, and alternative housing models.
- Homelessness Prevention Programs (about 30%) – eviction defense, rental assistance, and tenant protection.
- Administrative Costs (up to 8%) – staff salaries, benefits, and enforcement tied to managing ULA programs.
The Controversy
- ULA has generated hundreds of millions of dollars that didn’t exist before.
- Those funds are financing eviction defense, tenant outreach, and affordable housing subsidies.
- Revenues fell short of the City’s original projections of $600–$900 million annually.
- Sales of properties priced $5M+ have dropped by 30–50%, with developers looking to other cities.
- A bill to exempt new multifamily density housing projects from ULA failed to make it out of committee.
Measure ULA was supposed to be a game changer—funding affordable housing and tenant protection by asking only the highest-value properties to pay. Instead, it has sparked lawsuits, policy debates, and questions about its long-term effects on development, sales, and city revenue.
If you’re thinking of buying or selling, it’s important for your realtor to know—like I do, Robbyn Battles—what properties in your community or neighborhood could be impacted by these housing measures. Zoning changes, ULA, and density bonus programs are reshaping our neighborhoods. Imagine buying a home only to find a three-story project going up next door two years later.
I stay on top of every change, so if you want to know whether your property may be affected—or you simply want clarity before making a move—reach out today.
Resources & Local Links
City of Los Angeles |
City of Glendale |
Affordable Housing Resources |
LAist Housing Coverage |
The House Agent – Robbyn Battles |
Google Business Page |
Zillow Profile |
Example Project – Irving Ave, Glendale |
Link to Part Two (coming soon)
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