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

Union City has no city transfer tax, its own BART station, and local rent review and just-cause rules that cover single-family homes. Here is what buyers and sellers need to know about closing costs, property tax, utilities and more, from a broker and mortgage broker based next door in Fremont.

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

Around Union City

Who pays closing costs in Union City, 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 Union City

Example: on a $1,100,000 Union City home, the county transfer tax is $1,210. The same sale just north in Hayward would add a city tax of $9,350 ($8.50 per $1,000), split between buyer and seller.

How much is property tax in Union City?

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 and city special taxes

Union City has four Community Facilities (Mello-Roos) districts, CFD 96-1, CFD 2005-1, CFD 2006-1 and CFD 97-1 (Dyer Street Triangle), plus a citywide Paramedic Special Tax. Amounts vary by parcel, so check the current tax bill or the preliminary title report.

Garbage is no longer on the tax bill

Since July 1, 2025, Republic Services bills single-family garbage service directly every quarter. If you compare an older tax bill, expect that line to be gone on newer ones.

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 Union City: 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 Union City 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 Union City

Utility transfer: how to start service in Union City

Utility checklist for closing week

• Schedule PG&E and water to start on your closing (recording) date. Sellers should schedule their stops for the same day.
• Garbage is now a direct Republic account, so call to transfer it. It is no longer handled through property tax.
• Give ACWD at least one business day's notice.

Schools serving Union City

Confirm the assigned schools for a specific address with New Haven Unified before you write an offer.

Natural hazards and seller disclosures in Union City

The seller's Natural Hazard Disclosure (NHD) report shows whether a specific home is in a fault zone, seismic hazard zone or flood zone. Homes east of Mission Blvd and in the Alquist-Priolo zone need geologic reports for new construction.

Renting out a home in Union City: local rules

• Landlords must give the city's Notice of Availability of Rent Review with every increase.
• Landlords need a Union City business license and must register rental units, with fees of $1 per unit plus $10 per unit.
• Just-cause grounds include nonpayment, lease violations, owner or family move-in, and removing the unit from the market.
• State AB 1482 also applies to covered units; where both apply, the stricter rule controls.
• City Housing: (510) 675-5322.

ADUs, SB 9 and permits in Union City

• Union City has a Pre-Approved ADU Program that can speed up permitting.
• You'll need ADU fee certificates from Union Sanitary District and ACWD.
• SB 9 lot splits and two-unit projects are governed by Union City Municipal Code Ch. 18.31.
• State ADU law has changed since the city's 2023 checklist, so confirm current limits with Planning: (510) 675-5379. Building: (510) 675-5313. City Hall, 34009 Alvarado-Niles Rd.

What's required when you sell a home in Union City

• If you buy a home to rent out, you'll need a Union City business license and rental registration.
• Disclosures: Transfer Disclosure Statement (TDS), Seller Property Questionnaire and NHD report.

Union City neighborhoods and commute

Approximate driving distance from central Union City, without traffic: Palo Alto 17 miles (via the Dumbarton Bridge), downtown Oakland 20 miles, Mountain View 23 miles, downtown San Jose 23 miles, San Francisco 31 miles. Peak-hour drives take longer.

An ACE commuter rail platform next to Union City BART is in planning. There is no Capitol Corridor stop in Union City; the nearest are Fremont–Centerville and Hayward.

Outdoors: Dry Creek Pioneer Regional Park on May Road, next to Garin Regional Park, and Sugar Mill Landing Park. Shopping: Union Landing along I-880. Average July high: about 77°F.

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

Sources

1. Alameda County Clerk-Recorder: transfer tax
2. Chicago Title 2026 California Customary Practices Guide
3. Old Republic Title: Bay Area closing costs
4. Sample Union City parcel tax rate (PropertyShark)
5. City of Union City: SB 165 special tax report
6. Union Sanitary District: FY 26-30 rates
7. City of Union City: single-family garbage services
8. City of Union City: Rent Review Ordinance
9. City of Union City: Eviction & Harassment Protections
10. City of Union City: ADU checklist
11. Union City General Plan: Health & Safety Element
12. USGS: Hayward Fault slip rate in Union City
13. ACWD: starting and stopping service
14. PG&E: start, stop or transfer service
15. Ava Community Energy: who we serve
16. East Bay Regional Park District: Dry Creek Pioneer
17. FHFA: Conforming loan limit values for 2026
18. 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).