Price the actual obligations at the Mission San Jose address
A Mission San Jose ownership budget needs a record for each charge and a clear explanation of who pays it. Taxes, utility service, private maintenance and association assessments are different obligations, even when some arrive on the same bill. A neighborhood label does not establish that a property has an association, that every home receives an identical sewer charge or that a current owner’s tax total will become the buyer’s future amount.
This guide builds an original two-property comparison using actual Alameda County annual tax Internet copies for 740 Witherly Lane and 43531 Ellsworth Street. A separate Alameda County Water District model shows how assumed usage and meter size change an annual snapshot. No private household utility history, insurance quote, association ledger or contractor estimate was supplied. Use the Mission San Jose overview for the housing context, then replace the clearly labeled assumptions with the actual purchase evidence.
Begin with the two current annual tax records
The County’s public tax search identifies 740 Witherly Lane as parcel 513-363-17, current annual tracer 38063100. Its fiscal year 2026/27 Internet copy shows $11,207.04 ad valorem taxes and $535.74 fixed charges and special assessments, totaling $11,742.78. For 43531 Ellsworth Street, parcel 513-610-6 and tracer 38234700, the corresponding figures are $15,574.76, $845.02 and $16,419.78. Each annual period runs from July 1, 2026 through June 30, 2027.
The displayed ad valorem rate is 1.1746 percent on both examples, while the annual dollar totals differ by $4,677. These are public assessed amounts, not transaction prices or a comparison of the homes’ market values. The portal labels these as Internet copies rather than official bills. Reproduce the exact parcel and current annual tracer when reviewing the records; the general bill-view address depends on the active search and should not be treated as a permanent property-specific link.
Build the purchaser’s tax estimate separately from the historical assessment. The County’s annual bill guidance notes that new ownership and new construction can generate supplemental taxes in addition to the annual bill. Ask the appropriate adviser or County office to evaluate the actual transaction, timing and applicable assessment. A seller’s current total, a lender’s escrow collection and a closing proration are not interchangeable numbers. Keep recurring obligations distinct from first-year cash timing.
A sewer line can be included, absent or different from a schedule
The Ellsworth annual copy includes a Union Sewer Svc line of $661.14 inside its $845.02 fixed-charge subtotal. Do not add a separate annual sewer allowance to the $16,419.78 tax total without first removing or reconciling that included charge. The current Union Sanitary District schedule lists a $661.15 annual single-family rate for the same fiscal year. Preserve the actual bill amount and ask the levying agency about a material discrepancy rather than silently changing the record.
The Witherly annual copy does not display a Union Sewer Svc line. That absence does not establish that the property has no sewer connection, uses an onsite system or has no wastewater expense. The actual service arrangement remains a separate question for the parcel and relevant agencies. Do not insert the standard single-family schedule into its tax subtotal, infer a unit count from another assessment or construct an entire household budget from the missing line.
Other fixed charges also differ. The Witherly copy lists a $165.12 Flood Benefit 6 line and $69.66 clean-water fee; Ellsworth lists $32 and $13.50 respectively. Each amount is already included in the annual total. A public charge’s label does not establish the condition of a private drainage system or explain why the levy differs. Use the parcel-specific bill and the levying authority to investigate those questions instead of applying one amount to every Mission San Jose home.
| Actual FY 2026/27 tax Internet copy | 740 Witherly Lane 513-363-17 |
43531 Ellsworth Street 513-610-6 |
|---|---|---|
| Current annual tracer | 38063100 | 38234700 |
| Ad valorem taxes | $11,207.04 | $15,574.76 |
| Fixed/special charges | $535.74 | $845.02 |
| Annual total | $11,742.78 | $16,419.78 |
| Union Sewer Svc within total | No line displayed; service arrangement unresolved | $661.14 already included |
| Independent hypothetical ACWD inside-District account | Two-month calculation | Annual snapshot: six bills |
|---|---|---|
| 5/8- or 3/4-inch meter; 16 CCF | $68.95 + 16 × $5.38 = $155.03 | $930.18 |
| Same meter; 24 CCF | $68.95 + 24 × $5.38 = $198.07 | $1,188.42 |
| 1-inch meter; 16 CCF | $110.18 + 16 × $5.38 = $196.26 | $1,177.56 |
Water amounts are not assigned to the tax examples. March 1, 2026 rates are held constant; private fire service and other applicable charges are outside these selected components. Obtain actual accounts, association documents, insurance and maintenance evidence before completing a household budget.
Model water only after identifying the account and meter
Alameda County Water District’s current rate page states that customers are billed every other month, six times yearly. Effective March 1, 2026, the small-meter service charge is $68.95 per billing period and the inside-District consumption charge is $5.38 per CCF. The worksheet uses those selected components for hypothetical accounts, without assigning service, consumption or meter size to either tax example.
At an assumed sixteen CCF every two months, the selected water components total $930.18 when repeated over six bills. At twenty-four CCF with the same meter, they total $1,188.42, a difference of $258.24. This is a sensitivity calculation holding the current rate constant, not a prediction of future adjustments or an estimate based on either household’s behavior. Actual seasonal irrigation, occupancy and unusual use should be identified from a complete billing history.
Meter size changes the fixed component independently of consumption. The current one-inch charge raises the sixteen-CCF annual snapshot to $1,177.56, or $247.38 above the small-meter version. Confirm the actual meter, any private fire service and relevant account charges before using the calculation. A proposed remodel or new connection may introduce separate service-review costs; an ordinary consumption bill cannot establish the capacity or construction cost of that proposed work.
Keep association assessments tied to actual recorded responsibilities
The City’s Ellsworth mixed-use planning minutes discuss private-street and shared-development questions at a separate project. They do not establish that the tax examples have an association or determine any current buyer’s assessment. For an actual offering with shared facilities, obtain the recorded maintenance terms, current budget, reserve information and adopted assessment notices. A development name or detached-looking building form is insufficient evidence.
Create a crosswalk that counts each service once. If regular assessments include water, landscaping or insurance, identify the included scope before adding a full direct-owner allowance. Separate operating expenses from reserve contributions, and separate an approved special assessment from a project merely discussed in meeting minutes. Ask who controls repairs and how payment is allocated. The lowest recurring assessment may leave substantial components outside the association’s responsibility.
Private repairs remain separate from public service charges
Union Sanitary District’s lateral guidance explains owner responsibility for the private line through the connection, including relevant portions in the street or sidewalk. Confirm the actual connection and governing allocation before applying that responsibility to a specific property. A tax-billed service amount is not a repair reserve or a promise that a private lateral is in good condition. Obtain a scoped inspection and quotation when the actual evidence calls for them.
Use the same approach for the building and grounds. Distinguish ordinary upkeep, near-term repairs identified by inspection and longer-term replacement planning. An alteration or larger site can change maintenance needs, but it does not justify an invented annual percentage or contractor price. For insurance, obtain an actual dated quotation for the address and ownership form, with premiums, deductibles and exclusions considered separately. No public tax record can supply those private inputs.
The Witherly example also shows why the number of assessment lines should not be translated into a description of the property. A larger paramedic or flood-benefit line is an actual levy to reconcile, not independent proof of a dwelling count, occupancy level or current development stage. Ask the relevant agency to explain the assessment basis when it matters to the purchase. Keep that answer distinct from the building and title evidence used to establish the property itself.
Finish with a dated payment plan
Arrange the completed budget by annual amount and due date. Carry actual financing terms, transaction-specific tax estimates, confirmed utilities and known association obligations into the recurring section. Place account setup, planned construction and unresolved work in a separate first-year schedule. Retain a source and assumption beside every material figure so a later bill or quote can replace it without obscuring what changed.
Use the financing guide to connect the budget with borrowing decisions and the Alameda County overview for wider context. A useful Mission San Jose budget describes the actual parcel, service arrangement and ownership responsibilities. It preserves uncertainties instead of filling them with generic charges, and it avoids counting a tax-billed utility twice.
