Fremont Place in 2026: Two Sales, One $5.4 Million Tax Line

What does a home inside Fremont Place actually cost in 2026? The two most recent verified sales behind the gates bracket the answer at $4,300,000 and $7,780,000. But the purchase price is only the first number. A City of Los Angeles tax threshold runs straight through the middle of that range, and crossing it by a single dollar costs about $216,000.

Fremont Place is the gated tract on the south side of Wilshire at Rossmore, and it is one of the smallest luxury sub-markets in the city. Roughly 73 estate homes sit on about 50 acres behind concrete gates that have stood since the tract was laid out in 1911. The Los Angeles Conservancy calls it one of the least-known residential enclaves in Los Angeles, and notes that the original monumental gates still stand on Wilshire. Mary Pickford rented the house at 56 Fremont Place for a few months in 1920, before she married Douglas Fairbanks and moved west to Beverly Hills.

Two sales in the last 20 months tell you most of what you need to know about how this street trades right now, and about the two tax lines that decide what a transaction here actually costs.

The two sales

63 Fremont Place listed on April 10, 2026 at $4,500,000 and closed four months later at $4,300,000, about 4.4 percent under ask. It is a 1954 house, last renovated in 1961, and the listing described its condition as cosmetic repair. 62 Fremont Place is a different animal: a 1923 Neoclassical house by Clarence J. Smale, listed at $7,495,000 in November 2024 and closed above ask seven weeks later.

The spread is not really a price-per-foot story. Both landed between $1,100 and $1,250 per square foot. The spread is a condition and vintage story, and it happens to straddle the line that matters most in this city.

The $5,400,000 line

The City of Los Angeles charges its own transfer tax on top of the county's. The county rate, per the Registrar-Recorder, is 55 cents per $500, or $1.10 per $1,000. The city adds a base rate of $2.25 per $500, which works out to 0.45 percent, and then Measure ULA sits on top of that.

Per the Los Angeles Office of Finance, for transactions closing after June 30, 2026, ULA applies at 4 percent above $5,400,000 and 5.5 percent at $10,900,000 or more. Those thresholds are indexed annually to the Chained Consumer Price Index, so they move. The rate is not marginal. It applies to the entire value conveyed, not just the amount above the line.

Here is what that did to the two Fremont Place sales.

The 62 Fremont Place sale closed in December 2024. The ULA threshold was lower then than it is today, but $7,780,000 cleared it under any threshold in effect since the tax took effect on April 1, 2023, so the 4 percent tier applied either way.

Now run the counterfactual on the smaller sale. At $4,300,000, the 63 Fremont Place transaction owed nothing to ULA. Had the same house sold at $5,400,001, the 4 percent tier would have attached to the whole amount: roughly $216,000, on top of everything else. That is the cliff. There is no ramp.

Why this matters on this particular street

Look at where the rest of Fremont Place currently sits. Redfin's automated estimates for several houses on the street cluster just under the threshold: 65 Fremont Place at roughly $5.05 million, 71 Fremont Place at roughly $5.12 million, 64 and 66 Fremont Place at roughly $5.18 million each, and 60 Fremont Place at roughly $5.39 million. That last one sits about $5,900 below the $5,400,000 line.

Two cautions on those figures. They are automated estimates, not appraisals, and they move. On the same day, the two Redfin pages cited above published two different estimates for 61 Fremont Place, roughly $8.9 million on one and roughly $9.7 million on the other. That is a $800,000 spread on one house from one source in one afternoon.

Which is exactly the point. If your house is anywhere near the ULA line, an automated estimate is not a pricing tool. The difference between listing at $5,350,000 and listing at $5,450,000 is not $100,000 of upside. It is $100,000 of upside against roughly $218,000 of new tax. On these five houses, that math is a live question today rather than a hypothetical.

The second number: the property tax reset

The transfer tax is a one-time cost. The property tax reset is permanent, and on a street of long-held houses it is often the larger surprise.

Under Proposition 13, a change in ownership triggers reassessment to current fair market value as of the transfer date. The California Board of Equalization states the rule plainly: once the assessor determines a change in ownership occurred, the property is reassessed to its current fair market value. The seller's decades-old basis does not travel with the house.

63 Fremont Place last traded on March 12, 1991, for $700,000. Its 2025 assessed value was $1,442,314 and its 2025 property tax bill was $17,753. Apply the same effective rate visible on that bill, about 1.23 percent, to the new $4,300,000 basis and the annual bill lands near $53,000. That is roughly three times what the prior owner paid, and it arrives in the first full year of ownership.

62 Fremont Place shows the same mechanic on a shorter runway. Its assessment moved from $5,654,714 in 2023 to $7,780,000 following the sale, and the tax bill went from $67,317 to $93,251, an increase of about 38 percent.

Add the Fremont Place Association assessment, recorded on the 62 Fremont Place listing at $5,234.13 annually, and the carrying cost picture on a Fremont Place purchase is meaningfully different from the mortgage payment a buyer models first.

Lot size, zoning and what you can do with it

Both parcels are zoned LARE20. The RE Residential Estate zone designates lots by minimum area, and RE20 carries a 20,000 square foot minimum. The 62 Fremont Place lot is 25,676 square feet and clears it. The 63 Fremont Place lot is 16,187 square feet and does not, which makes it a legal nonconforming lot on lot area. That is common in tracts subdivided well before the current code and it does not affect ownership, but it does shape what a subdivision or lot-split analysis looks like, and it is worth confirming at the parcel level before anyone builds a plan around it.

One thing this post does not assert: whether Fremont Place parcels sit inside a Historic Preservation Overlay Zone. The surrounding enclaves do have them. Los Angeles City Planning records the Hancock Park HPOZ as adopted by City Council in 2008, and Windsor Square was designated several years earlier. Fremont Place is a separate 1911 tract with its own association, and I could not confirm its overlay status from the city's published boundary maps. Any buyer planning exterior work should confirm parcel-level overlay status directly with City Planning before drawing anything, because HPOZ review reaches landscaping, additions and new construction, not just demolition.

If you own on Fremont Place

The practical takeaway is that the threshold is a planning input, not a footnote. If a realistic value for your house is within about 10 percent of $5,400,000, the pricing conversation should start with the tax math and work backward, and it should account for the fact that the threshold is re-indexed every year. A house that sits comfortably below the line today may not next July.

If you are considering a sale in Fremont Place or elsewhere in the Greater Wilshire area, request a confidential valuation and we will model the transfer tax and net proceeds against the current threshold before any pricing decision gets made.

Frequently Asked Questions

Does Measure ULA apply to homes in Fremont Place?

Yes. Fremont Place is inside the City of Los Angeles, so the ULA transfer tax applies to conveyances there. Per the Office of Finance, transactions closing after June 30, 2026 are taxed at 4 percent above $5,400,000 and 5.5 percent at $10,900,000 or more, on top of the city's 0.45 percent base rate and the county's $1.10 per $1,000. The thresholds are adjusted annually.

What did the last homes in Fremont Place sell for?

The two most recent verified sales are 63 Fremont Place at $4,300,000 on August 11, 2026, and 62 Fremont Place at $7,780,000 on December 24, 2024. Both traded between roughly $1,100 and $1,250 per square foot, on lots of 0.37 and 0.59 acres respectively.

How much will my property taxes go up if I buy in Fremont Place?

That depends entirely on the seller's basis, not on yours. California reassesses to current fair market value on a change in ownership. On 63 Fremont Place, which last traded in 1991, the assessed value moves from $1,442,314 to the $4,300,000 purchase price, which at the effective rate shown on its own 2025 bill puts the new annual figure near $53,000 against a prior $17,753. On a street of long-held houses, that reset is often the largest recurring cost a buyer has not modeled.

Is there a homeowners association in Fremont Place?

There is. The Fremont Place Association is named on recorded listing records for the tract, which show the association maintaining the grounds and a 24-hour guarded entrance. The 62 Fremont Place listing recorded an annual association fee of $5,234.13. Confirm the current amount and what it covers during the disclosure period, since association budgets change.

Who is the right real estate agent for a Fremont Place sale?

For a tract this small, the thing that actually matters is transaction experience at the price point and a working command of the city-specific tax math, because a 73-home street generates only a handful of sales a year and the comparable set is thin. You want someone who will price against the ULA threshold and the reassessment picture rather than against an automated estimate, and who can explain to you why a $100,000 list price change might cost you $218,000. I am Paul Blair, founder and broker of Grey Square. I have been doing this for 22 years, I work Hancock Park, Windsor Square and the Greater Wilshire area alongside the Hollywood Hills and the Westside, and I am happy to walk through the numbers on your specific parcel before you decide anything. Start a conversation.

You can also browse current Los Angeles listings or read more on how we approach representing sellers.

I have spent enough time on the Wilshire corridor to know that the gated tracts trade on a different clock than the streets around them, and Fremont Place is the clearest example of that in the city. Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas and Los Angeles. With 22 years in the business and more than $200 million in closed transactions, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 · CA DRE #01792671.