Privacy and LLC Ownership in California Real Estate

For many homeowners—especially law enforcement families, public-facing professionals, business owners, and anyone in a high-profile role—privacy is not a luxury. It is a practical layer of safety and peace of mind.

In California, property ownership is generally part of the public record. That means it can be surprisingly easy for someone to connect a name to an address through common public searches. One widely used strategy to reduce that exposure is to hold title in a Limited Liability Company (LLC), so the recorded owner shows as the LLC name—not your personal name.

This approach can be effective, but it should be done thoughtfully. Below is a clear, easy-to-read guide to what LLC ownership can do for privacy, what it cannot do, and the California-specific considerations to discuss with your attorney and CPA before making changes.

Why an LLC can help: the name on title changes

When you buy a property, the deed is recorded with the county and shows who owns it. If you buy in your personal name, your name appears on that public record. If you buy (or later transfer) into an LLC, the deed typically shows the LLC as the owner, which can reduce the visibility of your personal name in basic searches.

In plain terms: it is not “invisible,” but it can be a meaningful step toward discretion.

What an LLC can do for privacy (and what it cannot)

An LLC can:

• Put the LLC name on public title records instead of your personal name.

• Create separation between your personal identity and public-facing ownership.

• Add a level of structure if you own rental property, hold multiple properties, or share ownership with partners or family.

An LLC cannot:

• Guarantee anonymity. Certain LLC filing details can still be accessible depending on how the entity is structured and filed.

• Eliminate public records. The property still has a recorded ownership history.

• Replace smart personal security habits. Privacy planning should be part of a broader approach.

Bottom line: an LLC is a privacy tool, not a privacy promise.

The filing detail many people miss: some LLC information can become public

California LLCs require ongoing filings to remain in good standing. Depending on how the LLC is set up, filings may include names and addresses that can reduce the privacy benefit if handled carelessly.

This is one reason we recommend treating privacy planning as a coordinated effort between your real estate professional, escrow/title, and your attorney/CPA—so the overall structure supports your goal, rather than unintentionally undermining it.

The real-world costs: an LLC is not “set it and forget it”

LLCs can be a great fit, but they come with recurring responsibilities. In California, these commonly include:

• An annual state LLC tax obligation in many situations

• Periodic filings to keep the company in good standing

• Separate recordkeeping and financial hygiene (separate bank accounts, clean paper trail)

If privacy is your only goal, you may want to weigh these ongoing obligations against the benefit—especially if you own a single property and do not otherwise need an entity structure.

The biggest “don’t skip this” topic: property tax reassessment risk

If you already own a property and later deed it into an LLC, that transfer can trigger California “change in ownership” rules unless an exclusion applies. In practical terms, an ill-timed or improperly structured transfer can lead to an unexpected property tax reassessment.

There are situations where certain transfers may be excluded from reassessment (for example, when the ownership interests remain the same before and after the transfer), but this is fact-specific and needs professional review. There are also reporting requirements that may apply to legal entities that hold California real estate.

This is why we strongly recommend that you consult your attorney and CPA before recording any deed into an LLC.

Mortgage caution: your lender may have a say

If your property is financed, transferring title into an LLC can raise questions under your loan terms, including due-on-sale provisions. Some transfers are treated differently than others, and you do not want to assume a lender will automatically approve a change in title.

If there is a mortgage in place, consider the LLC transfer a financing decision as well—not only a title decision—and have your attorney review the loan terms before moving forward.

A clear checklist for privacy-minded homeowners

If you are considering an LLC for privacy, a thoughtful process typically looks like this:

1. Define the goal

   • Privacy only? Privacy plus liability structure? Rental operations? Long-term planning?

2. Decide whether to buy in an LLC or transfer later

   • Buying directly in an LLC is different than transferring an existing property.

3. Confirm property tax implications before you act

   • Especially if you already own the property.

4. Review the loan terms if the property is financed

   • Make sure the transfer aligns with your lender requirements.

5. Set up the LLC in a way that supports your privacy objective

   • Structure and filings matter. A poorly structured LLC can expose information you intended to keep private.

6. Budget for ongoing compliance

   • Annual costs and periodic filings should be part of your decision.

Closing perspective

For homeowners who value discretion—especially those in public service or high-visibility careers—an LLC can be a smart way to reduce unnecessary exposure while keeping ownership organized. The key is doing it with a clear plan and the right professional guidance, because in California the details matter.

At 35 Oaks Property Group, we work closely with escrow and title teams and coordinate with our clients’ attorneys and CPAs so the ownership structure matches the client’s priorities—privacy included—without unintended consequences.

This article is for general informational purposes only and does not constitute legal or tax advice. LLC ownership, property tax rules, and loan terms vary by situation. You should review your plan with a California real estate attorney and a qualified CPA before forming an LLC, transferring title, or purchasing property through an entity.