November 2026 Ballot Guide for South Bay & Westside Real Estate

California’s November 3, 2026 election includes 14 statewide propositions, with several directly relevant to housing, homeownership, development and local taxes. South Bay and Westside voters also face city and school-district measures that can affect a property’s expenses or permitted use.

This guide focuses on what buyers, sellers, homeowners and real estate agents should understand—not how they should vote. It draws on CalMatters’ nonpartisan proposition guide, the California Secretary of State’s qualified-measure list, and official local election materials. It covers selected local measures, not every question on every ballot.

Short answer: what matters for real estate?

Watch Propositions 1 and 37 for housing funding and new-home financing, Proposition 43 for the approval threshold on future citizen-proposed local special taxes, and Proposition 45 for environmental-review deadlines. Proposition 42 concerns personal property—not real estate—and should not be confused with a change to Proposition 13. Locally, zoning proposals, parcel taxes, tenant protections and Los Angeles’ proposed Palisades Fire transfer-tax exemption deserve property-specific review.

For title and closing questions in the South Bay or Westside, contact Matt Goeglein and Xavier de la Piedra IV, Team Goeglein at Fidelity National Title. Your attorney, tax adviser, lender or city planning department should evaluate legal, tax, financing and land-use consequences.

Key voting dates

See CalMatters’ voting help guide and the California Secretary of State’s elections resources. Check registration through California’s official voter-status tool. Vote-center hours and opening dates vary; consult LA County’s election website for your location.

Five statewide propositions to understand

Proposition 37: loans for buyers of qualifying new homes

Proposition 37 would authorize the California Housing Finance Agency to borrow up to $25 billion to support loans for qualifying buyers of newly constructed homes and condos. The loans could cover up to 17% of the purchase price, paired with a first mortgage and a buyer contribution of at least 3%. On an $800,000 purchase, 3% is $24,000—before closing costs or other lender requirements.

The ballot summary describes homes priced below about $1.5 million. Borrowers must be California residents, occupy the home and meet income limits; CalMatters describes eligibility up to twice the area median income. These are repayable loans, not grants. The published fiscal summary states no direct state or local costs, with bonds repaid through mortgage payments.

Local relevance: This is a new-construction proposal, not a financing program for every resale listing. A qualifying newly built condo or house in Torrance, Hawthorne, Lawndale, Gardena or a Westside neighborhood could be relevant, but a particular address is not automatically eligible. Passage would not mean a loan is immediately available at closing.

Supporters argue it would reduce the upfront cash hurdle. Opponents question government involvement in lending and the additional debt buyers would carry. Read the full Prop. 37 guide and ballot summary.

Proposition 1: an $11.25 billion housing bond

Proposition 1 would authorize $11.25 billion in state general obligation bonds for housing affordability programs. The proposal includes $1.25 billion for veteran housing, with the balance supporting programs such as affordable rental housing, preservation and homeownership assistance.

The fiscal summary published by CalMatters estimates $500 million to $600 million in annual state repayment costs for about 25 years. That is a statewide borrowing estimate—not a quoted annual charge on an individual South Bay homeowner’s tax bill.

Local relevance: Funding could support eligible housing and assistance programs, but the measure does not promise a specific project in Manhattan Beach, Hermosa Beach, Redondo Beach or Culver City. It also does not itself change a parcel’s zoning.

Supporters emphasize the need for more housing resources. Opponents question additional borrowing without addressing underlying construction costs. Read the full Prop. 1 guide.

Proposition 43: a higher threshold for future local special taxes

Proposition 43 would raise the approval threshold for citizen-proposed local special taxes from a majority to two-thirds, beginning January 1, 2027. Local-government-proposed special taxes already generally require two-thirds approval.

Local relevance: This concerns the rules for future tax measures. It is not a blanket repeal of existing parcel or transfer taxes, and it would not, by itself, repeal Los Angeles’ Measure ULA.

Supporters favor a higher barrier to imposing special taxes. Opponents argue it would make funding services supported by a majority more difficult. Read the full Prop. 43 guide.

Proposition 45: deadlines for environmental review

Proposition 45 would modify the California Environmental Quality Act, or CEQA, for certain projects, including housing, transportation, water and health projects. CalMatters describes a 365-day environmental-review limit and a 270-day deadline for court rulings on related lawsuits.

Local relevance: Owners considering development, a land sale or a project near proposed infrastructure should distinguish environmental-review rules from zoning and building-permit requirements. Faster CEQA review is not the same as automatic permission to build.

Supporters say deadlines would reduce costly delays. Opponents say the proposal would weaken environmental review and community oversight. The published fiscal summary also identifies initial government costs and uncertain longer-term effects. Read the full Prop. 45 guide.

Proposition 42: personal property is not real estate

Despite its shorthand “property taxes” label, Proposition 42 would prohibit new state taxes on ownership of personal property—all things people own other than real estate—and certain retroactive state taxes. CalMatters identifies investment accounts, business interests and possessions such as art as examples.

The guide also explains that Proposition 42 would nullify Proposition 40’s billionaire wealth tax if both passed and Proposition 42 received more votes.

Local relevance: Do not describe this as a reduction in a homeowner’s property-tax bill or a rewrite of Proposition 13. The distinction between real property and personal property is central to understanding the measure. Read the full Prop. 42 guide.

The other nine statewide propositions

These are on the same statewide ballot, but this article does not attempt a full analysis of their effects on individual finances or public services.

Selected South Bay measures

Redondo Beach: Measure ART and land use

Measure ART proposes General Plan and zoning changes affecting commercial development potential along Artesia and Aviation boulevards, certain industrial properties north of Manhattan Beach Boulevard and parts of Pacific Coast Highway. The ballot question includes changes to floor-area ratios, height limits and rooftop dining, as well as reduced allowed housing density on some residential and mixed-use properties.

For an owner or buyer, the useful question is whether the specific parcel falls within the affected area and what the actual zoning text would allow. Do not infer a property’s redevelopment capacity from a citywide headline. See Redondo Beach’s official election information.

Hermosa Beach and El Segundo: different kinds of taxes

Hermosa Beach Measure HB proposes a 0.5% local sales tax, with approximately $2 million in estimated annual revenue for city services. A sales tax is not a parcel tax on ownership of a home.

El Segundo Measure CT concerns business-license taxation of nonprofits that do not serve a charitable purpose, with exemptions for charitable organizations. It is not a general new homeowner property tax.

The LA County Registrar’s final list of ballot measures provides the official questions for these and other local measures.

Palos Verdes Estates: Measure PVE

Measure PVE would extend the police parcel tax for six years, using a base charge of $1,025 per parcel plus $0.20 per square foot of building improvements, with annual adjustments of up to 2%. It requires two-thirds approval.

That makes the parcel and improvement-area definitions important when reviewing carrying costs. Use the official measure text rather than applying a rough square-footage estimate from a listing. See the Registrar’s final ballot-measure list.

School-district bonds: assessed value matters

Hawthorne School District Measure HH proposes a $110 million bond, with an estimated average levy of $30 per $100,000 of assessed value. Inglewood Unified Measure MM proposes a $396 million bond, with an estimated levy of $60 per $100,000 of assessed value. Both require 55% approval.

Assessed value is not necessarily current market value or a home’s asking price. School-district boundaries also do not always follow city boundaries. Check the parcel’s district and the official tax estimate before discussing a buyer’s anticipated expenses. Official local ballot questions.

Selected Westside and Los Angeles measures

Santa Monica: Measure VV and tenant protections

Measure VV would extend eviction protections to tenants in single-family homes and condos. For specified owner-move-in evictions from non-rent-controlled units, the measure includes an intention to move in within 60 days and remain for at least two years.

A buyer planning to occupy a tenant-occupied property should not assume a purchase alone creates a right to vacant possession. Review existing law and the proposed change with a qualified attorney. Santa Monica’s official Measure VV page.

Culver City: Measure AA and a school parcel tax

Measure AA proposes a school parcel tax of $0.48 per building square foot for ten years, with senior exemptions. At that stated rate, a 2,000-square-foot building would correspond to $960 a year, before any exemption or measure-specific adjustment. It requires a majority vote.

The separate Measure T concerns hotel taxes, moving the rate from 14% to 15%, then to 16% in 2028. Do not conflate a hotel tax with the annual expense of owning an ordinary residence. Culver City’s official election information.

Los Angeles: Measure TE and the Palisades Fire

Measure TE proposes a one-time Measure ULA exemption for qualifying residential properties damaged or destroyed in the Palisades Fire and sold within five years of the fire.

This is a targeted proposal—not repeal of Measure ULA for all Los Angeles sales. Sellers and buyers should review the exact qualification requirements, documentation and operative dates before relying on an exemption. Official Measure TE materials.

Los Angeles also has planning, governance, department and tax measures on its ballot. See the City Clerk’s complete ballot-measure list. This article does not summarize every Los Angeles measure. Venice, Playa Vista, Mar Vista and Westchester addresses within the City of Los Angeles should be evaluated under the relevant city jurisdiction—not neighboring Santa Monica or Culver City rules.

What to check before applying a measure to a property

• Jurisdiction: Confirm the city, school district and parcel boundaries. A mailing address alone may not settle which measure applies.
• Tax basis: Identify whether the measure uses assessed value, building area, a fixed parcel charge, taxable sales or hotel receipts.
• Timing: A ballot proposal is not an enacted rule. Check passage, effective dates and implementation requirements.
• Property eligibility: New-construction financing, fire-related exemptions and tenant provisions have conditions. Avoid assuming eligibility from a headline.
• Professional review: Ask a lender about financing, an attorney about tenant and legal issues, a tax adviser about tax exposure, and planning staff about permitted development.

Housing bills enacted by the Legislature are a different category from propositions. This guide does not combine newly signed laws with ballot proposals; each bill’s final text and effective date need a separate check.

FAQ

Does Proposition 42 lower California homeowners’ property taxes?

No. Its stated subject is new state taxes on personal property, defined as things owned other than real estate, and certain retroactive taxes. It should not be presented as a change to Proposition 13 or a reduction in a homeowner’s real-property tax bill.

Would Proposition 37 apply to an existing South Bay resale home?

The published ballot summary describes qualifying newly constructed homes. An existing resale home should not be assumed eligible. A borrower and property would also need to meet the program’s requirements if the measure passes and the program is implemented.

Does Proposition 43 repeal Los Angeles’ Measure ULA?

No. It changes the approval threshold for future citizen-proposed local special taxes beginning January 1, 2027. It is not a repeal of existing Measure ULA obligations.

Are all the local measures in this guide on my ballot?

No. City and school-district measures depend on where you are registered and the applicable boundaries. Use CalMatters My Ballot and LA County’s official election resources to identify your own ballot.

Who can help with title questions on a South Bay or Westside transaction?

Contact Matt Goeglein and Xavier de la Piedra IV, Team Goeglein at Fidelity National Title, for title and closing questions. Legal interpretations, tax advice, loan eligibility and zoning approvals belong with the appropriate licensed professional or public agency.

Questions on a specific property?

For a sale, purchase or refinance in the South Bay or Westside, send your title and closing questions to Matt Goeglein and Xavier de la Piedra IV—Team Goeglein at Fidelity National Title. Ask for the team by name, not just the company.

Matt Goeglein: 310-293-0784 · Matt’s profile

Xavier de la Piedra IV: 562-217-9933 · Xavier’s profile

teamgoeglein@gmail.com · Contact Team Goeglein

Informational only. Team Goeglein and Fidelity National Title do not take positions on ballot measures. This article is not legal or tax advice. Summaries reflect the cited materials reviewed October 9, 2026; consult official text, current guidance and qualified advisers before acting. Cover image is an editorial illustration, not a photograph of a specific property.

Sources and full ballot text

• CalMatters: all 14 statewide propositions
• California Secretary of State: qualified ballot measures
• Official California Voter Information Guide
• CalMatters: voting help and deadlines
• LA County Registrar: final local ballot-measure list
• Los Angeles City Clerk: all municipal ballot measures
• City-specific materials linked in the sections above.