Richmond Property Tax Appeal (Inner, Outer, and Seacliff)

The Richmond is not "the other Sunset." Planning's 37 named neighborhoods list Inner Richmond, Outer Richmond, and Seacliff as three separate places, and they list the Sunset names separately on the other side of Golden Gate Park (SF Planning). A Richmond property tax appeal that borrows Outer Sunset sales because the houses look similar on a map is using the wrong named market.

Citywide filing rules are on the San Francisco property tax appeal hub. This page is the north-of-the-park comps problem. No Richmond median, no local win rate. AppealKit is a flat-fee tool, not a law firm.

Inner Richmond is not Outer Richmond is not Seacliff

Inner Richmond runs toward Arguello and the denser Clement / Geary commercial edge. Outer Richmond runs toward the ocean on the north-side grid. Seacliff is its own name, not a nickname for the last west-end blocks. Planning created those labels for neighborhood notification. They are also the first filter on a sales grid.

Practical traps:

• A Clement-corridor mixed-use or multi-unit sale is not a single-family comparable. Type-match first (Publication 30).
• Ocean-adjacent houses and inner-grid houses can share a footprint and not share demand. Adjust for location; do not average.
• Seacliff is the name people most often blur into "Outer Richmond." If Planning bothered to separate it, do not un-separate it in your exhibit.
• Do not use Sunset comps (Inner Sunset, Outer Sunset, Parkside) as if the park were a lane. It is the reason these grids have different names.

January 1 still governs. Sales more than 90 days after the lien date are out (BOE FAQs). Informal review: two comps, no later than March 31 (apply for a decline-in-value). Condos: same building first. Method: finding comparable sales.

The calendar does not change north of the park

January 2–March 31 informal (qualifying residential types; not TICs), July 2–September 15 formal, $120 fee, FY 2026/2027 close Tuesday, September 15, 2026, Treasurer installments December 10 and April 10. How-to and deadlines. Same Board, City Hall Room 405.

A longtime Proposition 13 base year out here is often already the lower number. Check Proposition 8 if the enrolled value is the recent-purchase kind. The free check is the grid, not a west-side ranking.

FAQ

Can I use Sunset sales for a Richmond appeal?

Start in the Richmond names. Planning lists the Sunset names separately, on the other side of the park (sfplanning.org).

Is Seacliff part of Outer Richmond for comps?

Planning lists Seacliff as its own neighborhood. Treat it that way unless you can defend the similarity on more than a shared compass direction.

Inner vs Outer Richmond — does it matter?

Yes enough that the city gave them different notification names. Match the name, then adjust remaining differences (Publication 30).

Different deadline in the Richmond?

No. Same September 15 regular window (sf.gov AAB).

Related

• San Francisco property tax appeal hub
• Finding comparable sales
• How to appeal in San Francisco
• Proposition 8
• Sunset · Pacific Heights
• Free check

Sources

• SF Planning — Inner Richmond, Outer Richmond, and Seacliff listed separately from Sunset names. -> https://sfplanning.org/resource/neighborhood-group-organizations
• BOE Publication 30 — similarity and location attributes. -> https://www.boe.ca.gov/proptaxes/pdf/pub30.pdf
• BOE assessment appeals FAQs — 90-day rule. -> https://www.boe.ca.gov/proptaxes/faqs/assessappeals.htm
• Apply for a decline-in-value. -> https://www.sf.gov/apply-decline-value
• Assessment Appeals Board. -> https://www.sf.gov/departments--assessment-appeals-board