Moving Up From Granada Hills? What You'll Net, and Whether to Buy or Sell First
By Steve Hise & Tricia Garcia, eXp Realty | Real Estate Toolbox
Quick answer: Most Granada Hills sellers walk away with their sale price minus their loan payoff, agent fees, escrow and title costs, and about $5.60 per $1,000 in transfer taxes. On a $1,000,000 sale, the transfer taxes alone are $5,600, because Granada Hills is inside the City of Los Angeles. Once you know that number, you can decide whether to sell first or buy first. With rates near 7%, that choice matters more than it did a few years ago.
Here's how to figure out your number, and how to use it to plan your next move.
What is a Granada Hills home worth right now?
Zillow puts the typical Granada Hills home value at about $1,003,229 as of June 30, 2026. That's up 0.7% from a year earlier. Zillow also says homes go pending in about 24 days, with around 130 homes for sale.
That's a helpful starting point. But it's an average across the whole area, from condos near Chatsworth Street to larger homes in Knollwood and north of the 118. Your value depends on your street, your lot, your updates, and recent sales nearby. A Zestimate isn't a price. Sold comps are.
What costs come out when you sell in Granada Hills?
Mortgage payoff. Whatever you still owe, plus any HELOC.
Agent compensation. It's negotiable. Since August 2024, buyer's agent pay is handled separately and is also negotiable. Check your listing agreement for exact terms.
Escrow fees. Often split between buyer and seller. Get a quote.
Owner's title insurance. In Southern California, the seller usually pays for the owner's title policy. The cost goes up with the price.
Transfer taxes. LA County charges $1.10 per $1,000. The City of LA adds $4.50 per $1,000. Granada Hills is part of the City of LA, so most sellers pay both.
Smaller items. Natural hazard disclosure report, HOA transfer fees if you have an HOA, property tax proration, and any repair credits.
Measure ULA, the city's "mansion tax," only kicks in above about $5.4 million. The city adjusts that number each year. Either way, it won't touch most Granada Hills homes.
What does a $1,000,000 Granada Hills sale look like?
Here's a simple example. It's an estimate, not a net sheet for your home.
Sale price: $1,000,000
LA County transfer tax ($1.10 per $1,000): $1,100
City of LA transfer tax ($4.50 per $1,000): $4,500
Agent compensation: per your agreement
Escrow and title: get a quote
Loan payoff: your number
Repairs or credits: depends on the deal
The transfer taxes are the one fixed number. Everything else depends on your home and your deal. That's why a real net sheet beats a guess.
Will I owe taxes on the profit?
Maybe not. The IRS lets you exclude up to $250,000 of gain, or $500,000 if you're married filing jointly. You need to have owned and lived in the home for at least 2 of the last 5 years.
California has a rule you should know, too. Escrow may hold back 3 1/3% of the sale price for state taxes unless you qualify for an exemption. Selling a main home you've lived in for 2 of the last 5 years is one of them. Fill out the form in escrow so the money isn't held.
Long-time owners can have gains above those limits. Talk to your CPA before you list.
Should I sell first or buy first?
Once you know your net, you can pick a plan.
Sell first if:
You need your equity for the down payment.
You don't want to carry two house payments.
You want a strong offer on the next home. Sellers usually prefer offers that aren't tied to selling another home.
The downside is you may have to move twice. A rent-back, where you stay in the home for a set time after closing, can help. So can a longer escrow.
Buy first if:
You can qualify for the new loan while you still own your current home.
You have cash, a HELOC, or a bridge loan to cover the down payment.
You've found the right home and don't want to lose it.
The downside is cost and risk. Freddie Mac's average 30-year fixed rate was 6.95% on September 17, 2026, the highest in about eight months. Carrying two payments at that rate adds up fast. And if your Granada Hills home takes longer to sell than you planned, the pressure goes up.
What about a contingent offer? That's an offer on the new home that depends on selling yours. It can work. But when homes go pending in a few weeks, many sellers will pick a clean offer over yours.
What if I'm 55 or older?
You may be able to keep part of your low property tax base. Under Prop 19, homeowners 55 and older can transfer their tax base to a new main home anywhere in California, up to three times. You need to buy the new home within two years of selling. If the new home costs more, part of the difference gets added to your tax base.
This can change the math on moving up. Check with the LA County Assessor before you decide.
What should Granada Hills homeowners do first?
Get a home value based on recent sold homes near you.
Ask for a net sheet with real escrow and title quotes.
Talk to a lender about what you can buy, and whether a bridge loan or HELOC fits.
Ask your CPA about capital gains.
Pick sell first or buy first after you know the numbers.
Frequently Asked Questions
How much are transfer taxes when selling in Granada Hills?
About $5.60 per $1,000 of the sale price. That's $1.10 for LA County and $4.50 for the City of Los Angeles. On a $1,000,000 sale, it's $5,600.
Does the LA mansion tax apply to Granada Hills homes?
Only if the sale price is above about $5.4 million. Most Granada Hills sales are far below that.
How fast are Granada Hills homes selling?
Zillow says homes go pending in about 24 days, as of June 30, 2026.
Can I buy my next home before I sell?
Yes, if you can qualify for both loans or use a bridge loan or HELOC. Talk to a lender first.
Do I have to pay capital gains tax when I sell my home?
Not always. You can exclude up to $250,000 of gain, or $500,000 for married couples filing jointly, if you meet the 2-out-of-5-year rule.
Can I keep my property tax base if I move?
If you're 55 or older, Prop 19 may let you transfer it to a new main home in California. Rules apply.
Want your real number?
If you're thinking about moving up from Granada Hills, start with your net. Message us VALUE and we'll send you a free home value review and a net sheet for your home. Or call Steve Hise and Tricia Garcia at 805-424-6226, or visit RealEstateToolbox.com.
This is general information, not tax, legal, or lending advice.
Sources
Zillow, Granada Hills Home Values, data through June 30, 2026
Freddie Mac, Primary Mortgage Market Survey, September 17, 2026
LA County Registrar-Recorder/County Clerk, Documentary Transfer Tax
City of Los Angeles Office of Finance, Real Property Transfer Tax and Measure ULA FAQ
IRS, Topic No. 701, Sale of Your Home
California Franchise Tax Board, 2026 Instructions for Form 593
California State Board of Equalization, Proposition 19
