What Makes a Home “Historic” in San Diego?
Some homes come with stories—not just memories, but real architectural and cultural legacies. Maybe it’s the original windows that survived a century, or the name of a notable architect etched into the blueprints. Many cities, including San Diego, offer official recognition for homes with historic significance—and with that recognition can come unique benefits or unfortunate responsibilities.
For some, historic designation is a point of pride, offering potential tax savings and a way to preserve character. For others, it can introduce unexpected hurdles—especially when it comes to remodeling or simply updating the home.
These conversations come up more often than you’d think. That’s why we refer many of our clients to Scott A. Moomjian, a San Diego-based attorney and historic property consultant, for expert guidance on what to expect and how to prepare. We had the honor of interviewing him for this particular blog to give you the most accurate insight into this process. From our conversations with Scott—and our team’s experience navigating transactions involving historic homes over the years—here’s what buyers, sellers, and homeowners should know when dealing with a property that comes with history.
Photo of 6019 Avenida Cresta, a Historic Home sold by Maxine & Marti Gellens
The Two Sides of Historic Designation
Historic designation can be a powerful asset—or an unexpected complication. It all depends on your goals.
A client of ours in Point Loma had a home that was originally designed by a notable architect, and the sellers hoped the home might qualify as historic. If they could get it designated, it would be an attractive point to market—especially to buyers interested in potential Mills Act tax benefits. So naturally, we referred our client to Scott A. Moomjian, who they then enlisted to help guide them through the process. While their renovations were done in the same style, they blended so seamlessly with the original design that it became difficult to distinguish old from new—ultimately disqualifying the home from full or even partial designation according to Scott A. Moomjian, Attorney at Law.
But that same designation can also create challenges. In another case, a client of ours was in escrow on a home in Del Mar when new information surfaced: the property had been designed by a well-known architect, making it a candidate for historic status. These particular clients weren’t seeking a historic home—they had their own renovation plans in mind. But with the possibility of future designation, that vision could have faced added scrutiny and limitations.
What Qualifies a Home as Historic?
Photo of 6309 Hartley Dr, a Historic Home Sold by Maxine & Marti Gellens
According to San Diego’s Historical Resources Board (HRB), it’s not just about age—it’s about significance and integrity. A home must meet at least one of several designation criteria and retain enough of its original character to convey that significance. As Scott A. Moomjian explains,
“In order to be eligible for local designation, a property must qualify under one or more Historical Resources Board (HRB) designation criteria and possess a sufficient degree of original integrity. The designation criteria include exemplifying or reflecting special elements of community development (Criterion A); association with significant events or individuals (Criterion B); embodying the distinctive characteristics of a style, type, period, or method of construction (Criterion C); representing the notable work of a ‘master’ (i.e. architect, builder, designer, etc.) (Criterion D); state or national register eligible (Criterion E); or a contributor to a historic district (Criterion F). Integrity is defined as the ability to convey significance.”(Scott A. Moomjian, Attorney at Law).
If you’re unsure whether your home might qualify, working with an expert is key. Scott walked us through what that process typically looks like:
“It consists of undertaking extensive historical research; preparing a detailed historical analysis/evaluation (Historical Resource Research Report); formal submission to the City of San Diego for designation; and ultimately referral to the City’s Historical Resources Board (HRB) for designation consideration.”(Scott A. Moomjian, Attorney at Law)
In other words, it’s not a casual form or quick lookup—it’s a formal, research-based process, best handled by a professional who understands how to build a strong case for designation.
Photo of 6309 Hartley Dr, a Historic Home Sold by Maxine & Marti Gellens
So What Is the Mills Act?
Now that we’ve mentioned it a few times, let’s break it down.
Enacted in 1972, the Mills Act gives participating local governments the ability to enter into contracts with private property owners—offering property tax reductions in exchange for the long-term preservation and maintenance of qualified historic properties.
For homeowners who appreciate original details and the character that comes with them, the Mills Act can be a powerful incentive. It’s a way to honor the home’s history while softening the property tax bill. But it’s not automatic—the home must already be officially designated as historic before an owner can apply.
As Scott A. Moomjian, Attorney at Law, explains:
“It is beneficial because it can afford a property owner the ability to potentially reduce property taxes in exchange for maintaining and/or rehabilitating the historical resource. The Mills Act program is only available to designated properties and applications can only be submitted between January 1st–March 31st of any given year. Moreover, it takes several months for the City to prepare a Mills Act contract and the San Diego County Assessor’s Office to re-assess property taxes, so planning ahead and managing expectations is very important.”( Scott A. Moomjian, Attorney at Law).
So how much can you actually save with the Mills Act? According to the County of San Diego:
“Typically, property owners can expect a 20% to 70% savings on their property taxes. Under State law, the lesser of 1.) The current market value, 2.) The Proposition 13 value, or 3.) The restricted value based on the rents will be used to calculate your property taxes. It is possible that the Proposition 13 value may actually be lower than the restricted value, and the property would receive no property tax benefit.” (County of San Diego Assessor’s Office website)
Photo of 6019 Avenida Cresta, a Historic Home Sold by Maxine & Marti Gellens
Final Thoughts
Whether you’re drawn to the idea of preserving the past or hoping to modernize with fewer restrictions, understanding how historic designation works is essential. It can open doors—like tax benefits through the Mills Act—or close a few, depending on your vision for the home.
San Diego has some rich historic architecture, and if you’re buying, selling, or simply curious about the history behind your home, we’re always here to guide you. When clients need a deeper dive into designation, we’re proud to refer them to experts like Scott A. Moomjian for thoughtful, thorough advice.
At the end of the day, it’s about knowing what you’re signing up for—so you can move forward with clarity, confidence, and maybe even a deeper appreciation for the walls around you.