California Property Tax Calculator 2026
Estimate your annual property tax bill in California instantly. Enter your home value and see the annual tax, monthly escrow amount, and how California's 0.71% effective rate compares to the national average — calculated privately in your browser.
The California Property Tax Calculator is a free, browser-based tool that estimates your annual property-tax bill using the Prop 13 assessed-value cap (base 1% + local levies, averaging 0.71% effective statewide) plus any Mello-Roos and school-bond add-ons for LA, San Diego, Orange, San Francisco, Riverside, and every other CA county. Enter market value, assessed value, and county to see the annual bill, monthly escrow, and effective rate. Updated 2026-07-21.
How California Property Tax Works
Property tax in California is an annual tax levied on real estate by local governments — primarily counties, municipalities, and school districts. The amount you owe is determined by your property's assessed value multiplied by the local mill rate. The statewide effective rate is approximately 0.71% of market value, placing California 0.39% below the national average of 1.10%.
The effective rate combines all local levies: county tax, municipal tax, school district tax, and any special assessments. Because California has multiple taxing jurisdictions, your actual rate depends heavily on where in the state your property is located. The 0.71% figure is a weighted average across all California counties.
On the median California home valued at $683,000, the typical annual property tax bill is about $4,849 — or roughly $404 per month when paid through a mortgage escrow account.
Who Collects Property Tax in California — and How Rates Are Set
In California, property taxes are assessed and collected at the county level. Each county has an assessor who determines property values and a treasurer (or equivalent office) who collects taxes. The state sets the framework and maximum rates; counties, municipalities, and school districts each add their own levies within those limits.
Mill rates (expressed as dollars of tax per $1,000 of assessed value) are set annually based on local budget needs. A mill rate of 10 equals a 1.0% effective rate. Most jurisdictions reassess properties every one to four years, though some reassess annually. If your home's market value rises faster than neighboring properties, your share of the tax burden can increase even if the mill rate stays the same.
To find your exact rate, contact your California county assessor's office or check your county's official website. Your most recent property tax bill will also show the breakdown of all levies applied to your parcel.
California Property Tax Exemptions and Relief Programs
California's Proposition 13 caps property tax increases at 2% per year and offers a Homestead Exemption of $7,000 off assessed value for owner-occupied homes.
Veterans may qualify for a partial or full exemption depending on disability rating and service history. Agricultural land often receives a preferential assessment based on use-value rather than market value. If you believe your assessment is incorrect, you have the right to appeal — typically within 30 to 90 days of receiving your assessment notice.
To apply for any exemption, contact your county assessor. Most exemptions require an annual or one-time application and proof of eligibility (residency, age, disability documentation, etc.).
Property Tax Calculator California: Prop 19 Transfer Rules and Mello-Roos (2026)
The property tax calculator california above uses the statewide effective rate, but two California-specific rules can dramatically change your real bill: Proposition 19 (effective February 16, 2021) and Mello-Roos special assessments. Prop 19 lets homeowners 55+, severely disabled, or wildfire/disaster victims transfer their old Prop 13 base-year value to a new home statewide up to three times in a lifetime — meaning a 70-year-old Long Beach homeowner moving to San Diego can keep their $200,000 assessed value instead of jumping to current market. Prop 19 also tightened parent-to-child inheritance: the child must use the home as a primary residence, and any market value above $1 million over the parent's assessed value is reassessed at current value. Mello-Roos (Community Facilities District) assessments add $1,500–$5,000/year on top of base property tax in newer developments — verify by looking up your parcel at the California State Board of Equalization property tax site or your county assessor before buying. Updated 2026-06-27.
California Property Tax by County: LA, San Diego, Orange, San Francisco & Riverside (2026)
California's 0.71% statewide effective rate hides big county-level variation. Los Angeles County averages 0.75% effective (median bill $5,132 on a $684k home). San Diego County runs 0.71% ($5,046 on $711k). Orange County is a lower 0.68% despite pricier homes ($6,215 on $914k). San Francisco lands at 0.65% effective — but the median SF home costs $1.35M, so the average bill is $8,775. Riverside County has the highest rate on this list at 0.83%, driven by Mello-Roos-heavy master-planned communities in Corona, Menifee, and Eastvale — expect $4,150 base plus $1,500–$5,000/year Mello-Roos on top. Real tax = base 1% (per Prop 13) + voter-approved bonds (avg 0.15–0.25%) + parcel taxes + Mello-Roos where applicable. Look up your exact parcel on your county assessor site before closing. Source: California State Board of Equalization — Property Tax. Updated 2026-07-05.
California Property Tax Appeal: When and How to Fight Your 2026 Assessment
If the property tax calculator california result differs significantly from your assessed bill — or your home's market value dropped since last assessment — you can appeal to your county Assessment Appeals Board (AAB). Per the California State Board of Equalization Decline-in-Value (Prop 8) rules, the appeal window is July 2 through September 15 or November 30 (varies by county), and you must show that current market value is BELOW your assessed value. Prop 8 is temporary — the county restores your Prop 13 base once market recovers. In 2026, homeowners who bought at 2022 peak prices in Sacramento, Riverside, and San Bernardino counties (where values dropped 8–15%) are seeing successful appeals lowering annual bills by $800–$2,400. File free at your county assessor site; hire a licensed property tax consultant only for homes over $2M. Bring: 3 comparable recent sales, MLS printouts, or a certified appraisal. Updated 2026-07-12.
California Property Tax Relief Most Owners Miss: Disabled Veterans and Postponement
Two California programs go unclaimed far more often than the $7,000 homeowners exemption, and both change the number this calculator should show you. The Disabled Veterans' Exemption removes a statutory $100,000 of assessed value for a veteran rated 100% disabled by the VA, or $150,000 for a claimant under the low-income household cap — and both amounts, plus the income cap, are indexed for inflation every year, so the figure your county actually applies is meaningfully higher than the statutory base. An unmarried surviving spouse can claim it too. It cannot be combined with the homeowners exemption on the same property, so claim whichever is larger; the current indexed amounts are published by the California State Board of Equalization. Separately, the state's Property Tax Postponement program lets homeowners who are 62 or older, blind, or disabled, with at least 40% equity and household income under an annually adjusted cap, defer payment of property tax on their principal residence. The State Controller pays the county on your behalf and records a lien that accrues simple interest until the home is sold, transferred, or no longer your principal residence — so it is a cash-flow tool, not forgiveness. Applications are accepted only between 1 October and 10 February each year and funding is limited, so late filers are turned away even when eligible. To model either one here, subtract the exemption amount in the "Exemptions Off Value" field and re-run. Updated 2026-08-11.
California Property Tax Rates by County — 2026 Comparison Table
Use the Quick County Rate picker above to load any of these rates straight into the calculator. Effective rate means tax actually paid as a share of market value, so it already blends the Prop 13 base 1% with voter-approved bonds and parcel taxes. Median bill is the typical annual charge on that county's median-priced home, before any Mello-Roos.
| County | Effective Rate | Median Annual Bill |
|---|---|---|
| Riverside | 0.83% | $4,150 |
| Los Angeles | 0.75% | $5,132 |
| San Diego | 0.71% | $5,046 |
| California statewide | 0.71% | $4,849 |
| San Mateo | 0.69% | — |
| Orange | 0.68% | $6,215 |
| San Francisco | 0.65% | $8,775 |
| National average | 1.10% | — |
Two things this table makes obvious. First, the lowest rate does not mean the lowest bill: San Francisco has the cheapest effective rate on the list yet the highest median bill, because a 0.65% rate on a $1.35M home still beats 0.83% on a $500k Riverside home. Second, every California county sits well under the 1.10% national average — the state's high bills come from home prices, not tax rates. Riverside's higher rate reflects Mello-Roos-heavy master-planned communities in Corona, Menifee, and Eastvale, so budget $1,500–$5,000/year on top there. Confirm your own tax rate area with your county assessor or the California State Board of Equalization property tax pages. Updated 2026-08-30.
Tips to Manage Your California Property Tax Bill
First, verify your assessment is accurate. Review your property record card at the county assessor's office and check for errors in square footage, bedroom/bathroom count, or lot size. Even small errors can inflate your assessed value and tax bill. If the assessment seems high, look up recent sale prices of comparable homes in your neighborhood and file an appeal if warranted.
Second, apply for every exemption you qualify for. Homestead, senior, veteran, and disability exemptions can reduce your taxable value by thousands of dollars. Third, if your mortgage servicer handles tax payments through escrow, review your escrow statement annually. Servicers sometimes over-estimate and hold excess funds — you may be entitled to a refund. Finally, California property taxes are due in two installments: November 1 (delinquent December 10) and February 1 (delinquent April 10).
Property Tax Calculator California: Use Your County Rate and Mello-Roos
California's 0.71% statewide average hides real spread — Riverside County averages 0.83% while San Francisco runs 0.65%, and Mello-Roos districts add $1,500–$5,000 a year on top of the ad valorem bill. The calculator now takes three extra inputs so the estimate can match your parcel: replace the rate with your county's effective rate, enter the $7,000 homeowners exemption (or a transferred Prop 13 base-year reduction) under exemptions, and put any Mello-Roos or parcel taxes in special assessments. Look your figures up on the California State Board of Equalization property tax pages or your county assessor. Updated 2026-07-29.
Frequently Asked Questions
What is the property tax rate in California?
The effective property tax rate in California is approximately 0.71%, which is 0.39% below the national average of 1.10%. On a $683,000 median-valued home, this works out to about $4,849 per year in property taxes.
How is property tax calculated in California?
Property tax in California is calculated by multiplying the assessed value of your home by the local mill rate (tax rate). The effective rate of 0.71% is the actual tax paid as a percentage of market value. Many counties assess at a fraction of market value, then apply a higher mill rate to reach the same result.
Are there California property tax exemptions?
California's Proposition 13 caps property tax increases at 2% per year and offers a Homestead Exemption of $7,000 off assessed value for owner-occupied homes.
When are property taxes due in California?
California property taxes are due in two installments: November 1 (delinquent December 10) and February 1 (delinquent April 10).
What is the average property tax bill in California?
The median annual property tax bill in California is approximately $4,849, based on a median home value of $683,000 and an effective tax rate of 0.71%. Your bill will vary based on your home's assessed value and your county's specific millage rates.
How does California's property tax compare to other states?
California's effective property tax rate of 0.71% is 0.39% below the national average of 1.10%. States with the highest rates include New Jersey (2.49%), Illinois (2.27%), and New Hampshire (2.18%). States with the lowest rates include Hawaii (0.28%), Alabama (0.36%), and Colorado (0.45%).
How does Proposition 19 affect a property tax calculator california result for inherited homes?
Under Prop 19 (effective February 16, 2021), inherited homes no longer keep the parent's Prop 13 base-year value unless the child uses the home as a primary residence. Even then, any market value above $1 million over the parent's assessed value is reassessed at current market. Example: parent's home assessed at $300,000 and worth $1,500,000 today — a child who moves in keeps a new base of $500,000 ($300K + the $200K above the $1M cap). A child who rents it out gets full reassessment to $1,500,000 — often a 3–5x property tax bill increase.
What are Mello-Roos taxes and will the property tax calculator california include them?
Mello-Roos (Community Facilities District) assessments are special parcel taxes that fund infrastructure in newer developments — typically $1,500–$5,000/year per home for 20–40 years. The calculator above uses California's 0.71% statewide effective base rate and does NOT include Mello-Roos by default. Before buying, look up your specific parcel's tax bill on the county treasurer's site (most show line-item assessments). Mello-Roos add directly on top of base property tax and can effectively double your annual bill in master-planned communities like Irvine, Eastvale, or Chino Hills.
Which California county has the lowest property tax rate?
San Francisco has the lowest effective rate among major California counties at about 0.65%, followed by Orange County at 0.68% and San Mateo at 0.69%. Rural interior counties like Modoc and Sierra also run near 0.60%. However, low rate does not mean low bill — SF's $1.35M median home means the average bill is $8,775/year despite the lower rate. Use the CA State Board of Equalization county pages to see your exact effective rate.
What is a supplemental property tax bill in California?
A supplemental bill is a one-time tax adjustment triggered when you buy a home or complete major construction. Under Prop 13, the assessed value resets to the new purchase price on closing day — so if the seller was paying tax on a $400k assessment and you buy for $900k, the county sends a supplemental bill for the difference ($500k × 1% + bonds) prorated from the closing date to the next fiscal year (July 1). Most buyers receive it 6–9 months after closing; budget roughly 1% of the price difference. It is separate from and in addition to your normal annual bill.
How do I appeal my California property tax assessment in 2026?
File a Decline-in-Value (Prop 8) appeal with your county Assessment Appeals Board between July 2 and September 15 or November 30 (deadline varies by county). Show that current market value is BELOW your assessed value using 3 comparable recent sales or a certified appraisal. In 2026, homeowners in Sacramento, Riverside, and San Bernardino counties who bought at 2022 peak prices are winning appeals lowering bills by $800–$2,400/year. Appeals are FREE if you file directly at your county assessor site — property tax consultants only make sense for homes over $2M.
Does the property tax calculator california account for Mello-Roos?
No, not by default. Mello-Roos (Community Facilities District) assessments are special parcel taxes that fund infrastructure in newer California developments — typically $1,500–$5,000/year per home for 20–40 years. The property tax calculator california above uses the statewide 0.71% effective base rate only. To get your true annual bill, look up your specific parcel on your county treasurer site — most show line-item assessments. Master-planned communities like Irvine, Eastvale, and Chino Hills often have Mello-Roos that effectively doubles the base property tax. Before buying, always request the current parcel tax bill from the seller — Mello-Roos does NOT show up in Zillow or Redfin listings.
Can I enter my own county rate in the property tax calculator california?
Yes. The Effective Tax Rate field is pre-filled with California's 0.71% statewide average but is fully editable — enter your county figure (Los Angeles averages 0.75%, Orange 0.68%, San Francisco 0.65%, Riverside 0.83%) and the annual bill, monthly escrow, and effective-rate row all update instantly. Your county assessor's site publishes the exact rate for your tax rate area, including voter-approved bonds.
How do I include Mello-Roos in a California property tax estimate?
Enter the annual Mello-Roos amount in the Special Assessments field. Mello-Roos (Community Facilities District) charges are flat yearly levies, not a percentage of value, so the calculator adds them on top of the base tax rather than scaling them with your home value. Typical Irvine, Eastvale, and Chino Hills districts run $1,500–$5,000 a year for 20–40 years. Your parcel's current tax bill lists them as separate line items — Zillow and Redfin do not show them.
Is there a California property tax exemption for disabled veterans?
Yes. A veteran rated 100% disabled by the VA can remove a statutory $100,000 of assessed value, rising to $150,000 for claimants under the low-income household cap. Both amounts and the income cap are indexed for inflation every year, so the figure your county applies is higher than the statutory base — check the current amount with the California State Board of Equalization or your county assessor. An unmarried surviving spouse may also claim it. It cannot be stacked with the $7,000 homeowners exemption on the same property, so claim whichever is larger.
Can California seniors postpone paying property tax?
Yes, through the State Controller's Property Tax Postponement program. Homeowners aged 62 or older, or who are blind or disabled, with at least 40% equity and household income under an annually adjusted cap, can defer property tax on their principal residence. The state pays the county and records a lien that accrues simple interest until the home is sold, transferred or stops being your principal residence — it defers the bill, it does not cancel it. Applications are only accepted between 1 October and 10 February each year, and funding is limited, so applying late usually means being turned away even if you qualify.
Which California county rate should I use in this property tax calculator?
Use your own county's effective rate, not the 0.71% statewide average — the spread is wide enough to change your bill by thousands. The Quick County Rate picker above loads Riverside 0.83%, Los Angeles 0.75%, San Diego 0.71%, San Mateo 0.69%, Orange 0.68% or San Francisco 0.65% in one click. For any other county, choose 'Other California county' and type the effective rate from your county assessor's tax rate area sheet, which includes voter-approved bonds.
Does a lower property tax rate mean a lower bill in California?
No. San Francisco has the lowest effective rate of California's major counties at 0.65%, but the highest median bill at $8,775 a year, because the median SF home costs about $1.35M. Riverside charges the highest rate on the list at 0.83% yet a median bill near $4,150 on cheaper homes. Rate and bill move independently, so always run your own home value through the calculator instead of comparing county rates alone.