Give Me a P… for Property Tax
Lots happening in February for property owners including the tax bill. Second installment was mailed February 1, 2026, and if it seems a little more than normal you own a traditional home; if it seems a lot more than normal you own one of Piedmont’s “Large Homes”.
Measure P—approved by voters in November 2024—marks a significant “evolution” in how Piedmont Pays for its schools. This measure replaces the previous Measure H with a more “progressive” parcel tax, doubling the rate from $0.25 to $0.50 per square foot of building improvements and generating an estimated $5 million annually for Piedmont Unified School District.
P’s Partner is the existing flat-rate Measure G (approximately $3,050 per parcel in 2025-26), creating a hybrid system where owners of larger homes pay substantially more. Which is great because larger homes can fit more kids; I sense a business opportunity.
If you have a “large home” minus the “pitter-patter of little feet” consider this your call to action. Why let all that taxed square footage go to waste? A boarding house might just be the most progressive way to reclaim your investment.
Reader Question
This week’s reader question sent me to hunt for something appropriate and…
I refuse to join any club that would have me as a member.
Groucho Marx
Question: I belong to a local HOA, a small monthly fee, that seems to exist for the sole reason to police landscaping. I am trying to be pro-active and update my yard to save money on my homeowner’s insurance, but it seems this is anathema to the HOA. Any advice?
A: The best approach is to talk with your HOA board first. Let them know you’re planning updates to reduce wildfire risk and lower your insurance costs—hopefully they’ll appreciate the safety benefits for the whole neighborhood and might work with you on any concerns.
Before making any changes, check your HOA’s CC&Rs to see what landscaping rules or restrictions might apply. Knowing the guidelines upfront saves headaches and helps you plan within the community’s standards. Potentially do a cost/benefit to see if the HOA fines are less than or equal to the insurance savings.
And kudos to you for knowing many insurers offer discounts when you create defensible space, fire hardening, and clearing brush and making your yard more fire-resistant. These savings can range from a small percentage up to 50%, depending on your insurer and how much mitigation you do.
In the News
If anyone is interested the macro real estate market California's 2026 housing market began with a sharp slowdown:
January existing-home sales fell 10.8% month-over-month to a seasonally adjusted annualized rate (SAAR) of 256,550—the lowest since May 2025—while the statewide median price dropped 3.2% to $823,180, a 23-month low.
Despite the soft start, the California Association of Realtors (C.A.R.) projects 2026 sales will rise 2% to 274,400 with a median price of $905,000, anticipating a spring rebound from moderating mortgage rates.
In the Piedmont Zone…? Low inventory and good schools keep our “regular” market very active. The upper end 5M+ and ultra-luxury (I call them “eight figures” because the homes start at 10M) end of the market can occasionally languish; Let’s scapegoat Measure P!
Did You Know
Piedmont is just celebrating the 103rd anniversary of its 1923 charter, making it one of 108 of California’s 478 cities that operate as charter cities—entities granted “home rule” authority to govern their own municipal affairs (like elections, local taxes, some land use) without interference from general state law.
I know the question that immediately leapt to the forefront of our minds (What do you get a charter city for its 103 birthday?) when reading this but the thoughts that crept in behind deserve their moment too.
Why does Piedmont need to comply with some of the state’s more aggressive housing mandates? Can’t we just take Judith Martin’s advice when trying to navigate a busy restaurant with lots of our friends at various tables (acknowledge them and keep moving) wanting to ask about when the Piedmont Pool is opening?
The answer lies in what California courts call a “statewide concern.” While Piedmont’s charter gives it supremacy over local matters, the Legislature has declared the housing crisis a statewide emergency.
So, yes, we acknowledge the state’s rules and keep moving—because the alternative is ceding even more authority. Now, about that pool…
Charlie and EMMA…unleashed
Emma pulled me aside last week, very concerned, and inquired as to, “why is your weekly roundup so dull?” and immediately followed up with, “you’ve gotten my name wrong so many times I’ve started referring to myself as Ellen.”
Her name is Emma, and I was trying to keep her anonymous to protect her reputation; she loathes certain attentions. Also, in my defense, Charlie kept calling her Ellen and no one corrected me.
As far as the Roundup section being “data heavy” I am simply trying to remain unbiased about the people and places that make up the various cliques and players that focus on Piedmont and Piedmonters. While I’m not writing for a yearbook I will try to spice it up a little.
I will spare you my opinion on the various and sundry players and places except for Charlie and Emma’s mom who is my favorite and can do no wrong by me.
Real Estate Roundup
Piedmont’s cusp of Spring market maintains its familiar pattern: thin inventory fuels strong activity for homes in the $800,000 to $3,000,000 range, while the ultra-luxury tier remains selective. A new $7,900,000 listing—an 11,840-square-foot 1915 estate—joined the high-end inventory. Meanwhile, several homes entered the entry-to-mid market and immediately attracted serious interest, with multiple listings going pending within days of hitting MLS. This turnover underscore sustained demand for more accessible properties.
While new listings are sparse, construction activity is robust. The city issued 17 building permits between February 14 and 21, totaling over $371,000 in job value. The most frequent category was sewer repair or replacement (five permits), followed by solar and battery storage installations (four permits), signaling continued investment in energy resilience. Mechanical upgrades for heating systems and a handful of interior remodels—including one $86,000 addition—rounded out the issued permits, with smaller projects like an ADU and a garage also in the mix. This burst of permit activity suggests homeowners are proactively investing in their properties ahead of the spring market.
America Foy is a Broker Associate and Realtor ® for The Grubb Company.
Questions, comments, tips, favorites I want to know, america@grubbco.com
