Overview of California Taxes
California’s overall property taxes are below the national average. The average effective property tax rate in California is 0.77%, compared to the national rate, which sits at 1.08%.
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To calculate the exact amount of property tax you will owe requires your property's assessed value and the property tax rates based on your property's address. Please note that we can only estimate your property tax based on median property taxes in your area. There are typically multiple rates in a given area, because your state, county, local schools and emergency responders each receive funding partly through these taxes. In our calculator, we take your home value and multiply that by your county's effective property tax rate. This is equal to the median property tax paid as a percentage of the median home value in your county.
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Jennifer Mansfield Tax
Jennifer Mansfield, CPA, JD/LLM-Tax, is a Certified Public Accountant with more than 30 years of experience providing tax advice. SmartAsset’s tax expert has a degree in Accounting and Business/Management from the University of Wyoming, as well as both a Masters in Tax Laws and a Juris Doctorate from Georgetown University Law Center. Jennifer has mostly worked in public accounting firms, including Ernst & Young and Deloitte. She is passionate about helping provide people and businesses with valuable accounting and tax advice to allow them to prosper financially. Jennifer lives in Arizona and was recently named to the Greater Tucson Leadership Program.
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California Property Taxes
Property taxes in California are limited by Proposition 13, a law approved by California voters in 1978. The law has two important features.
First, it limits general property taxes (not including those collected for special purposes) to 1% of a property’s market value. And secondly, it restricts increases in assessed value to 2% per year. These two rules combine to keep California’s overall property taxes below the national average, which in turn keeps your bills low.
The average effective property tax rate in California is 0.77%. This compares well to the national average, which currently sits at 1.08%
How Property Taxes in California Work
California property taxes are based on the purchase price of the property. So when you buy a home, the assessed value is equal to the purchase price. From there, the assessed value increases every year according to the rate of inflation, which is the change in the California Consumer Price Index. Remember, there's a 2% cap on these increases.
This means that, for homeowners who have been in their house for a long time, assessed value is often lower than market value. The same is true of homeowners in areas that have experienced rapid price growth in recent years, such as San Francisco and San Jose.
Homeowners in California can claim a $7,000 exemption on their primary residence. This reduces the assessed value by $7,000, saving you at least $70 per year. You only need to claim this exemption once, and it’s important to do so shortly after you buy. The due date is Feb. 15.
If you're considering buying a home in California with a mortgage, you’ll want to take a look at our guide on mortgage rates and getting a mortgage in the Golden State.
A financial advisor in California can help you understand how homeownership fits into your overall financial goals. Financial advisors can also help with investing and financial plans, including taxes, homeownership, retirement and more, to make sure you are preparing for the future.
California Property Tax Rates
Property taxes in California are applied to assessed values. Each county collects a general property tax equal to 1% of assessed value. This is the single largest tax, but there are other smaller taxes that vary by city and district.
Voter-approved taxes for specific projects or purposes are common, as are “Mello-Roos” taxes. Mello-Roos taxes are voted on by property owners and are used to support special districts through financing for services, public works or other improvements.
A good rule of thumb for California homebuyers who are trying to estimate what their property taxes will be is to multiply their home's purchase price by 1.25%. This incorporates the base rate of 1% and additional local taxes, which are usually about 0.25%.
The table below shows effective property tax rates, as well as median annual property tax payments and median home values, for each county in California. Assessed value is often lower than market value, so effective tax rates (taxes paid as a percentage of market value) in California are typically lower than 1%, even though nominal tax rates are always at least 1%.
|County||Median Home Value||Median Annual Property Tax Payment||Average Effective Property Tax Rate|
|San Luis Obispo||$499,800||$3,628||0.73%|
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Los Angeles County
Los Angeles County is the most populous county in both the state of California and the entire United States. The median Los Angeles County homeowner pays $3,741 annually in property taxes. Along with the countywide 0.75% tax rate, homeowners in different cities and districts pay local rates.
The city of Los Angeles has a city rate of 0.018%. The rate for the Los Angeles Unified School District is 0.126%. In the city of Montebello, which is part of the Los Angeles Unified School District, there is a city rate of 0.198%, and the total rate is nearly 1.35%, among the highest in the county.
San Diego County
The average effective property tax rate in San Diego County is 0.76%, significantly lower than the national average. However, because assessed values rise to the purchase price when a home is sold, new homeowners can expect to pay higher rates than that.
Rates homeowners pay vary by city. In the city of San Diego, property tax rates are 1.231%. In Chula Vista, which sits to the south of San Diego, the rate is lower at 1.119%. In Oceanside, the rate is 1.102%, not much higher than the baseline rate of 1%.
The median annual property tax homeowners pay in southern California’s Orange County is $4,247. That is the eighth highest amount in the state and roughly $2,000 more than the national median. Total taxes in Orange County are lofty, mainly because home values are high. The county’s median home value is $620,500.
The average effective property tax rate in Riverside County is 0.97%, second highest in the state. While that is the rate a typical homeowner in the county pays, it's not necessarily what a new homeowner will pay, as assessed values increase to the purchase price of your home when you buy it.
For reference, the median home value in Riverside County is $304,500 and the median annual property tax payment is $2,949.
Since assessed values rise (or fall) to equal purchase price when a home is bought or sold, homeowners in Riverside County can expect to pay 1% plus the sum of local voter-approved rates. In the city of Riverside, total property tax rates range from about 1.094% to 1.175%.
San Bernardino County
In terms of population, San Bernardino County is the fifth largest in California. However, it's the largest county in the U.S. by area. In fact, it has a land area of 20,057 square miles, making it slightly larger than the entire country of Costa Rica. The average effective property tax rate in San Bernardino County is 0.83%, 16th highest in the state.
Santa Clara County
The median home value in Santa Clara County is among the highest in the nation, at $829,600 in 2019. That ranks fourth in California and sixth in the U.S. Because of these high home values, annual property tax bills for homeowners in Santa Clara County are quite high, despite rates actually being near the state average. The median annual property tax payment in Santa Clara County is $6,183, second highest in the state.
Situated on the eastern shore of the San Francisco Bay, Alameda County contains the cities of Oakland, Berkeley and Fremont, among others. The total tax rate in Oakland is 1.367%, according to 2018-2019 data. The rate in Berkeley is 1.228%. The rate in Fremont is 1.171%. These rates apply to assessed value, which is equal to the sales price of recently purchased homes, but is otherwise generally lower than actual value.
Sacramento County is located in northern California and has a population of about 1.5 million people. It's also home to the state capital of California. The county’s average effective property tax rate is 0.84%, 13th highest in the state. At that rate, the total property tax on a home worth $200,000 would be $1,680.
Contra Costa County
The median property tax paid by homeowners in the Bay Area’s Contra Costa County is $4,548 per year, sixth highest in California. That is nearly double the national median property tax payment.
According to the U.S. Census Bureau, the median home value in Fresno County is $220,600, roughly a third of the state median. That means that, while property tax rates in Fresno County are similar to those in the rest of the state, property taxes paid in terms of dollars spent are far lower. The median annual property tax payment in Fresno County is $1,852, more than $1,500 below the state median.
Places Receiving the Most Value for Their Property Taxes
SmartAsset’s interactive map highlights the places across the country where property tax dollars are being spent most effectively. Zoom between states and the national map to see the counties getting the biggest bang for their property tax buck.
Our study aims to find the places in the United States where people are getting the most value for their property tax dollars. To do this, we looked at property taxes paid, school rankings and the change in property values over a five-year period.
First, we used the number of households, median home value and average property tax rate to calculate a per capita property tax collected for each county.
As a way to measure the quality of schools, we analyzed the math and reading/language arts proficiencies for every school district in the country. We created an average score for each district by looking at the scores for every school in that district, weighting it to account for the number of students in each school. Within each state, we assigned every county a score between 1 and 10 (with 10 being the best) based on the average scores of the districts in each county.
Then, we calculated the change in property tax value in each county over a five-year period. Places where property values rose by the greatest amount indicated where consumers were motivated to buy homes, and a positive return on investment for homeowners in the community.
Finally, we calculated a property tax index, based on the criteria above. Counties with the highest scores were those where property tax dollars are going the furthest.