Buying or Selling a Home in Hayward, CA: The 2026 Local Guide

Hayward has its own city transfer tax, its own water utility, rent stabilization rules and, in some areas, a new sewer lateral requirement at sale. This guide explains who pays what, what property tax really costs, and how to set up utilities, from a broker and mortgage broker based in nearby Fremont.

By Bilal Salimi, Broker, DRE# 01480904 · NMLS# 300923 · Updated October 28, 2026

Around Hayward

Who pays closing costs in Hayward, CA?

These are local customs, not laws. Everything is negotiable and is set by your purchase contract. A buyer's agent commission credit can also go toward a buyer's closing costs if the lender approves it.

Transfer tax in Hayward

Example: on a $900,000 Hayward home, the city transfer tax is $7,650, or $3,825 each for buyer and seller, and the county tax is $990 (seller). The seller's total transfer tax is $4,815 and the buyer's is $3,825. In Fremont or Newark, there is no city tax.

How much is property tax in Hayward?

Over 55, or inheriting a parent's home? You may be able to keep a lower Prop 13 tax base. See Prop 19 explained, with calculators.

Check the exact tax for a specific home

Look up the address on the Alameda County Treasurer-Tax Collector property tax portal (choose Real Property, then search by address or parcel number) and open the current secured bill. Multiply your purchase price by the percentage rates on the bill (the 1% general tax plus voter-approved bonds), then add the fixed dollar charges such as Mello-Roos, parcel taxes and sewer. Don't use the seller's total: it is based on their older assessed value. Here is a step-by-step guide with an example.

Mello-Roos in Hayward (2025-26 amounts)

Eden Shores (CFD No. 1): about $854 to $1,182 per home per year; the bonds are scheduled to be paid off in 2032. Cannery Place (CFD No. 2): about $274 to $566 per unit, for police services. South Hayward BART (CFD No. 3): about $581 per market-rate unit, with no end date. The calculator above does not include these.

School parcel tax

Hayward Unified's Measure A parcel tax runs through mid-2029, and owner-occupants 65 and older can apply for an exemption ((800) 273-5167). A proposed $98 parcel tax (Measure G) failed in June 2026.

Sewer is on the water bill, not the tax bill

Unlike Fremont and Newark, most Hayward homes pay sewer on the city's bimonthly water bill. Homes in Oro Loma Sanitary District areas pay Oro Loma's sewer charge instead.

Supplemental tax bill after you buy

After closing, the county reassesses the home to your purchase price and sends supplemental bills for the difference, prorated from your closing date. They often arrive months later and usually aren't paid through your impound account.

When property tax is due

First installment: due Nov 1, late after Dec 10. Second installment: due Feb 1, late after Apr 10. Late payments add a 10% penalty.

2026 loan limits in Hayward: conforming, high-balance, jumbo and FHA

What the difference means for you

High-balance conforming loans follow Fannie Mae and Freddie Mac rules, so down payments can start as low as 5–10%, but pricing is often slightly higher than for standard conforming loans. Jumbo loans are set by each lender, typically need 10–20% down and more cash reserves, and are sometimes priced at or even below conforming rates for strong borrowers. VA loans have no loan limit for veterans with full entitlement. Many Hayward buyers can stay under the conforming limit by adjusting the down payment, so it pays to compare options before you write an offer. SI MTG prices them side by side.

Mortgage payment calculator for Hayward

Utility transfer: how to start service in Hayward

Utility checklist for closing week

• Send the City of Hayward water application at least two business days before closing, with your purchase documents as proof of ownership.
• Sellers: close your Hayward water account yourself. You stay responsible until you close it or a new owner opens one.
• Schedule PG&E to start on the recording date.
• Some Hayward-address homes outside city limits (such as Fairview) have different water, sewer and garbage providers, so confirm by address.

Schools serving Hayward

Confirm a home's school district and assigned schools by address before you write an offer.

Natural hazards and seller disclosures in Hayward

The Hayward Fault's last major earthquake was about magnitude 7 in 1868, and the fault creeps a few millimeters a year, which can show up as cracked curbs and streets.

The seller's Natural Hazard Disclosure (NHD) report shows whether a specific home is in a fault zone, seismic hazard zone, fire hazard zone or FEMA flood zone. Check earthquake and fire insurance costs before you remove contingencies.

Renting out a home in Hayward: local rules

• Single-family homes owned by individuals are exempt from Hayward's rent limits, but may still be covered by state AB 1482, which allows up to 8.8% from Aug 1, 2026 to Jul 31, 2027 in this area.
• Rent increase and termination notices must be filed with the city's Rent Review Office within 30 days.
• No-fault relocation: one month's rent, or waiving the last month.
• All rentals are in the Residential Rental Inspection Program; the fee is $125 a year per parcel with 1–4 units and $35 per unit for 5+ units (FY 2026–27).
• Stays under 30 days (short-term rentals) are not allowed in Hayward, per the city's planning guidance.
• Look up any address in the city's Rent Review information for landlords.

ADUs, SB 9 and permits in Hayward

• Detached height: 16 ft, or 18 ft within half a mile of major transit.
• Park, school and affordable-housing fees apply only to ADUs of 750 sq ft or more. Budget for utility connection fees: about $5,295 for sewer capacity and $4,517 to $19,701 for water, depending on meter size.
• SB 9 lot splits and duplexes are allowed on eligible single-family lots; the city estimates 3–5 months and a $4,000–$6,000 initial deposit.
• Permit Center: 777 B Street. Permits (510) 583-4005; talk to a planner first at (510) 583-4216. Apply through the e-Permits portal.

What's required when you sell a home in Hayward

Homes on City of Hayward sewer have no point-of-sale lateral requirement that we found. Rentals don't need a city inspection at sale.

• State law at every sale: working smoke alarms and carbon monoxide detectors, a braced water heater, and a written disclosure about water-conserving plumbing fixtures.
• Disclosures: Transfer Disclosure Statement (TDS), Seller Property Questionnaire and NHD report.
• Oro Loma certificates are valid 10 years after a repair or 20 years after a full replacement. Contact psl@orolomasanitarydistrict.ca.gov.

Hayward neighborhoods and commute

BART from Hayward to Embarcadero takes roughly 35 minutes.

Commonly named areas include Downtown, the Hayward Hills, Mission-Garin, Tennyson-Alquire, Glen Eden, Southgate, Eden Shores, Fairway Park, Santa Clara and Jackson Triangle. Fairview, Castro Valley and San Lorenzo are unincorporated county areas next to the city.

Major employers include Cal State East Bay, Chabot College, Illumina, Lonza Biologics, Ultra Clean Technology and Costco.

Outdoors: Garin/Dry Creek Pioneer Regional Parks, the Hayward Regional Shoreline on the Bay Trail, and the Japanese Gardens. Shopping: Southland Mall. Average July high: about 75°F.

Hayward home buying and selling FAQ

Nearby city guides

• Fremont, CA: closing costs, property tax, loan limits and utilities
• Newark, CA: closing costs, property tax, loan limits and utilities
• Union City, CA: closing costs, property tax, loan limits and utilities
• Buying and financing a Bay Area home: FAQ

Sources

1. Alameda County Clerk-Recorder: transfer taxes
2. Chicago Title 2026 California Customary Practices Guide
3. Old Republic Title: Bay Area closing costs
4. City of Hayward: Measure T (2018)
5. Hayward property tax rate breakdown FY 2026-27
6. City of Hayward: Community Facilities District reports
7. Hayward Unified: Measure A parcel tax
8. Alameda County Treasurer-Tax Collector: tax FAQs
9. City of Hayward: information for landlords (rent stabilization)
10. City of Hayward: tenant relocation assistance summary
11. City of Alameda Rent Program: AB 1482 annual cap
12. City of Hayward: ADUs and JADUs
13. City of Hayward: SB 9
14. California Geological Survey: Hayward Fault fact sheet
15. City of Hayward: starting and stopping water service
16. City of Hayward: utilities
17. Oro Loma Sanitary District: private sewer lateral program
18. WM: Hayward 2026 rates
19. Ava Community Energy: Hayward
20. City of Hayward: Permit Center
21. City of Hayward: Discover Hayward
22. Capitol Corridor: Hayward station
23. FHFA: Conforming loan limit values for 2026
24. HUD FHA mortgage limits lookup

This guide is general information, not legal or tax advice. Rates, fees and ordinances change, so confirm with the listed agencies, your escrow officer or a tax professional. Visionary Estates · 44840 S Grimmer Blvd, Fremont, CA 94538 · DRE# 01480904 · CA Insurance Lic. #0F85254. Loans arranged through SI MTG, the mortgage division of Salimi Investments, NMLS# 300923 (a broker, not a lender).