Vacancy Tax: Mountain View vs San Jose
How do vacancy tax rules compare between Mountain View, CA and San Jose, CA?
Mountain View has fewer restrictions than San Jose.
Mountain View, CA
Santa Clara County
Santa Clara County has not adopted a vacant-property tax on long-empty residential or commercial units. No SCC city has enacted a vacancy tax, leaving owners unaffected by Oakland-style or San Francisco-style penalties on prolonged vacancy.
View full Mountain View rules →San Jose, CA
Santa Clara County
San Jose voters approved Measure M in November 2024 authorizing an Empty Homes Tax on residential units left vacant more than half the year. Owners must self-report annually; revenue funds affordable housing and homelessness services, with exemptions for owner death, repairs, and active marketing.
View full San Jose rules →Key Facts Comparison
| Fact | Mountain View | San Jose |
|---|---|---|
| County vacancy tax | None enacted | - |
| Bay Area precedent | Oakland Measure W, SF Prop M | - |
| Property tax basis | Proposition 13 only | - |
| Blight enforcement | Standard nuisance codes apply | - |
| Authorization | Charter cities only currently | - |
| Approved | - | Measure M, November 2024 |
| Trigger | - | Vacant more than 182 days yearly |
| Filing | - | Annual owner declaration required |
| Exemptions | - | Repairs, death, listing, primary home |
| Revenue use | - | Affordable housing, homelessness |
Highlighted rows indicate differences between cities.
Mountain View FAQ
Will Santa Clara County tax my vacant home?
No. Neither the county nor any SCC city imposes a vacancy tax. You pay normal property taxes regardless of occupancy. Blighted appearance can still trigger nuisance citations under code-enforcement rules.
Could a vacancy tax pass in San Jose?
Theoretically yes. San Jose is a charter city with broad taxing authority. No measure has reached the ballot as of 2026, but advocacy groups have proposed one modeled on Oakland's Measure W.
San Jose FAQ
Does Measure M apply to my second home in San Jose?
Possibly. If occupied under 182 days yearly without an exemption like active marketing or permitted repairs, it owes the Empty Homes Tax. Read implementing regulations once Finance finalizes them.
What if my unit was vacant because I was renovating it?
Units undergoing permitted construction, repair, or rehabilitation are exempt while a valid building permit is open. Keep permit records and contractor invoices to support the exemption claim on the annual declaration filed with San Jose Finance.
When does the first tax bill come due?
Implementation is phased; the City Council and Finance Department are setting administrative rules in 2025 with the first declarations expected for the 2025 calendar year. Watch the city Empty Homes Tax page for current deadlines and forms.
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