Property Tax Rates in California: County-by-County Guide for 2026
TL;DR
California has an average effective property tax rate of 0.75%, ranking 34th highest nationally. On a home valued at $725,000, the average homeowner pays approximately $5,438 per year. Rates vary significantly by county, with some areas paying nearly double the state average. Property is assessed at Proposition 13 limits: assessed at 1975 value + max 2% annual increase, or purchase price + max 2% annual increase.
The average effective property tax rate in California is 0.75%. But that statewide average hides wide variation between counties and taxing districts. Where you live within California matters as much as the state itself.
Here is a breakdown of property tax rates across California major counties, how the assessment system works, and what you can do if you think you are paying too much.
How California Property Taxes Are Calculated
Your property tax bill is determined by two factors: your assessed value and your tax rate. In California, property is assessed at Proposition 13 limits: assessed at 1975 value + max 2% annual increase, or purchase price + max 2% annual increase. The tax rate (often expressed as a mill rate or dollars per hundred of assessed value) is set by your county, city, school district, and other local taxing authorities.
Your total tax bill = assessed value x combined tax rate from all overlapping taxing districts.
California Property Tax Rates by County
| County | Effective Rate | Median Home Value | Median Annual Tax |
|---|---|---|---|
| Los Angeles County | 0.70% | $750,000 | $5,250 |
| San Diego County | 0.73% | $785,000 | $5,731 |
| Orange County | 0.68% | $900,000 | $6,120 |
| Santa Clara County | 0.67% | $1,350,000 | $9,045 |
| San Francisco County | 0.63% | $1,400,000 | $8,820 |
| Alameda County | 0.72% | $950,000 | $6,840 |
| Riverside County | 0.91% | $530,000 | $4,823 |
| Sacramento County | 0.80% | $480,000 | $3,840 |
Rates shown are effective rates (total taxes paid as a percentage of home market value). Your nominal tax rate from the county may look different because it is applied to assessed value, not market value.
Why Rates Vary So Much
School Districts
School district taxes typically make up 50-70% of your total property tax bill. High-performing or high-spending school districts drive higher tax rates. Two homes in the same county but different school districts can have very different tax bills.
Local Government Services
Cities and counties with more services (police, fire, parks, libraries, public transit) fund them through property taxes. Urban areas tend to have higher rates than rural areas for this reason.
Special Districts
Hospital districts, water districts, fire protection districts, and other special purpose districts add their own levies on top of city, county, and school taxes. You may be in multiple special districts without realizing it.
Property Values
Areas with higher property values can generate the same revenue at a lower tax rate. Wealthy suburban counties often have lower rates than urban or rural areas because their tax base is larger.
How to Check Your Actual Rate
Your effective tax rate is the amount you actually pay divided by your home's market value. To calculate yours:
- Find your total annual property tax payment on your tax bill
- Divide by your home's estimated market value (not assessed value)
- Multiply by 100 to get a percentage
If your effective rate is significantly higher than the county average shown above, your assessment may be too high. Consider filing an appeal.
How to Lower Your California Property Tax Rate Impact
You cannot change the tax rate itself since that is set by elected officials and taxing authorities. But you can reduce your assessed value, which directly lowers your bill. There are two main approaches:
1. Claim Every Exemption You Qualify For
Exemptions reduce your taxable value. Most California homeowners qualify for at least a homestead exemption. Seniors, veterans, and disabled homeowners often qualify for additional exemptions. See our guide to lowering California property taxes for every available method.
2. Appeal Your Assessed Value
If your home's assessed value is higher than its actual market value, or higher than comparable homes in your area, you can appeal. A successful appeal directly reduces your tax bill. See our California property tax appeal guide for step-by-step instructions.
How PropertyTaxFight Can Help
If you think your property taxes are too high, PropertyTaxFight can help. For $79, you get a complete evidence packet with comparable sales data, equity analysis, and county-specific filing instructions for your appeal. It covers every county in California and generates step-by-step guidance tailored to your specific location.
Frequently Asked Questions
What is the average property tax rate in California?
The statewide average effective rate is 0.75%. This translates to approximately $5,438 per year on a home valued at $725,000. Rates vary significantly by county and taxing district.
Which California county has the highest property tax rate?
Rates vary by county. Check the table above for specific county rates. Generally, urban and suburban counties near major cities tend to have higher effective rates.
How are California property taxes calculated?
Property is assessed at Proposition 13 limits: assessed at 1975 value + max 2% annual increase, or purchase price + max 2% annual increase. The tax rate (set by local taxing authorities) is applied to your assessed value to determine your bill.
Can I appeal my property tax rate?
You cannot appeal the tax rate itself, as it is set by elected officials. However, you can appeal your assessed value. A lower assessed value means a lower tax bill even at the same rate.
How do I know if I am overpaying property taxes in California?
Compare your assessed value to recent sales of similar homes in your area. If your assessment is higher than what comparable homes are selling for, you are likely overpaying. Also check that all applicable exemptions are being applied to your account.
Take Action on Your California Property Taxes
High property tax rates are a reality in many California counties. But overpaying because your assessment is too high is optional. Check your assessment, claim your exemptions, and if the numbers do not add up, use PropertyTaxFight to build your appeal case.