Culver City: Part of Los Angeles? What Changes When You Own a Home Here?

Culver City is its own city. It lies inside Los Angeles County and is mostly surrounded by the City of Los Angeles, but it has been its own city since it was incorporated in 1917. Most people say Los Angeles to mean the whole region, so the confusion is fair. It matters once you own a home here because the city boundaries decide which rules apply to your property. Here is what changes and what does not.

Culver City runs its own government. It has a five-member city council, a city manager, and its own mayor. It has its own police and fire departments and its own bus system. None of this is related to the services that the City of Los Angeles provides.

If you own a home, your building permits, planning approvals, and many of your local rules come from Culver City, not from Los Angeles.

The biggest difference is the property transfer taxes. Every sale in Los Angeles County pays the same county tax. On top of that, Culver City charges its own transfer tax, and Culver City’s tax rate is set up differently from the tax rate for the City of Los Angeles.

Here is what that looks like on a $2,000,000 sale, one home in Culver City and one in the City of Los Angeles:

On the same $2 million sale, the Culver City seller pays about $5,250 more. Culver City taxes each slice of the price at its own rate (0.45% up to $1.5 million, then 1.5% on the part above that), while the City of Los Angeles charges 0.45% on the full price. The rates and a longer comparison are in my post on selling a Culver City home you have owned for more than 20 years. Figures come from the published city and county rate schedules, so confirm the current rates before you sell.

The basics of your property taxes work the same because property taxes follow California law, and the county sends the bill. If you are weighing a move and want to know if you can keep your low property tax basis, read what Prop 19 allows.

When you live in Culver City, all of your permits go through Culver City, and the city’s Building Safety Division reviews your plans. The appropriate department in Culver City handles related approvals, including plans for accessory dwelling units (ADUs).

A Los Angeles City permit will not apply to homes in Culver City.

Public schools in Culver City are run by the Culver City Unified School District, and this is a big reason why people move to Culver City. However, district lines do not always follow city lines. For specific addresses, it is important to confirm the schools with the district itself.

Utilities depend on the address too. Southern California Edison provides electricity to most of Culver City, and LADWP serves a portion. Water comes from LADWP and Golden State Water Company. The city lists who serves what on its utilities contacts page.

If you are buying in Culver City, make sure to ask the seller which utility companies serve the house you are buying, since the bills and the numbers you call are different.

If you own, or are thinking about buying, a duplex or a small apartment building, Culver City has its own rent stabilization ordinance, separate from the one in the City of Los Angeles. According to the city, it applies to properties with two or more rental units built on or before February 1, 1995. Single-family homes, condos and townhomes are generally exempt.

The rules were updated, so read the city’s page for the current version before you buy or set a rent. I always suggest talking to a real estate attorney if you have any questions about rental rules.

Los Angeles is not one housing market, and the boundary lines are one of the things that separate one part from the next. The city line is the thing that separates Los Angeles from Culver City. This does not necessarily decide what your home is worth, but whether you are in Culver City or in Los Angeles will most likely change the price. The street, the condition, the size, and what is selling nearby matter as well. If you are comparing two homes and one is in Los Angeles and one is in Culver City, that distinction will make a difference. For what homes are selling for in Culver City right now, see my Culver City market update.

If you want a plain read on what your Culver City home would sell for today, you can start with a home valuation. If you are thinking about the bigger picture of a move, here is what downsizing generally costs and saves. You can also start with a conversation. No pressure, no obligation. Reach out here.

Nicole Strober is a REALTOR® with Compass in Los Angeles, CA (DRE #02001608) helping longtime homeowners, move-up buyers and families plan and make consequential moves across Culver City, Cheviot Hills, Beverlywood, West Adams, Mid-City, Ladera Heights and the San Fernando Valley.

Is Culver City part of Los Angeles?

Culver City is not part of the City of Los Angeles. It is its own city, incorporated in 1917, inside Los Angeles County. Many people use “Los Angeles” to mean the whole region, and Culver City is part of that region.

Is Culver City in Los Angeles County?

Yes. It is an incorporated city inside Los Angeles County, and the county sends property tax bills for homes there.

Does Culver City have its own police and fire department?

Yes. Culver City has its own police department and fire department, and its own city council and bus system.

Is the transfer tax different in Culver City than in Los Angeles?

Yes. The county transfer tax is the same everywhere in Los Angeles County, but Culver City’s city transfer tax is set up differently from the City of Los Angeles’s. The rates and a comparison are in my post on selling a longtime Culver City home.

Which school district is Culver City in?

Public schools in the city are run by the Culver City Unified School District. District lines do not always match city limits, so confirm any address with the district.

Does Culver City have its own rent control?

Yes, a rent stabilization ordinance separate from Los Angeles’s. It generally covers buildings with two or more rental units built on or before February 1, 1995, and generally exempts single-family homes, condos and townhomes. Check the city’s page for current rules.