California Property Tax Rate by City
A searchable, sortable directory of the typical property-tax rate and bill for 167 California cities and communities (some are unincorporated communities, not incorporated cities), each from the actual county Auditor-Controller rates, with a link to its own page and calculator. Sort by rate or bill to compare, or search for your city. Coverage includes every city in Los Angeles and Sacramento counties plus the largest cities statewide, and grows as more counties are added.
Rates shown are the area's typical ad-valorem rate (median), not your exact parcel's Tax Rate Area; typical bills are for existing single-family owners and exclude Mello-Roos.
How much is property tax by city in California?
Across the 167 California cities and communities tracked here, the typical property-tax rate is about 1.15% of assessed value — the 1% Proposition 13 base plus the voter-approved school, city, and special-district bonds layered on top. Because those local bonds differ from one city (and Tax Rate Area) to the next, most cities fall between about 1.08% and 1.27%, though the full range runs wider: Lake Forest (Orange County) is near the bottom at about 1.03%, while Compton (Los Angeles County) is near the top around 1.59%. Mello-Roos and fixed direct assessments, where a parcel has them, are billed on top of these rates.
California has no statewide property-tax rate set in Sacramento — your bill is set locally, so it depends on the city and parcel. Pick your city below for its typical rate, bill, and a calculator, estimate any address with the California property tax calculator, or compare the official average for all 58 counties on the property tax rate by county page.
Property tax rate by city — full directory
Every California city we cover, with its typical ad-valorem rate and bill. Search for a city or county, or sort by rate or bill to compare.
Showing 167 of 167 cities. Tap a column to sort.
| Agoura Hills | Los Angeles | 1.134% | $8,813 |
| Alhambra | Los Angeles | 1.183% | $5,098 |
| Anaheim | Orange | ~1.130% | $5,543 |
| Antelope | Sacramento | ~1.125% | $4,150 |
| Antioch | Contra Costa | ~1.120% | $4,997 |
| Arcadia | Los Angeles | ~1.129% | $10,185 |
| Artesia | Los Angeles | 1.136% | $4,486 |
| Avalon | Los Angeles | 1.262% | $8,040 |
| Azusa | Los Angeles | ~1.165% | $4,332 |
| Bakersfield | Kern | ~1.160% | $3,118 |
| Baldwin Park | Los Angeles | 1.177% | $3,637 |
| Bell | Los Angeles | 1.451% | $4,353 |
| Bell Gardens | Los Angeles | 1.137% | $3,322 |
| Bellflower | Los Angeles | ~1.117% | $4,581 |
| Berkeley | Alameda | 1.230% | $8,840 |
| Beverly Hills | Los Angeles | 1.199% | $33,535 |
| Bradbury | Los Angeles | 1.263% | $18,670 |
| Burbank | Los Angeles | 1.108% | $6,803 |
| Calabasas | Los Angeles | 1.134% | $13,247 |
| Carlsbad | San Diego | 1.080% | $9,797 |
| Carmichael | Sacramento | ~1.198% | $4,780 |
| Carson | Los Angeles | 1.175% | $4,125 |
| Cerritos | Los Angeles | 1.136% | $5,712 |
| Chino | San Bernardino | 1.110% | $5,014 |
| Chino Hills | San Bernardino | 1.110% | $6,313 |
| Chula Vista | San Diego | ~1.180% | $6,400 |
| Citrus Heights | Sacramento | 1.188% | $3,791 |
| Claremont | Los Angeles | 1.126% | $6,248 |
| Clovis | Fresno | ~1.180% | $4,760 |
| Commerce | Los Angeles | ~1.137% | $3,276 |
| Compton | Los Angeles | ~1.589% | $4,132 |
| Concord | Contra Costa | 1.100% | $5,767 |
| Corona | Riverside | 1.120% | $5,765 |
| Costa Mesa | Orange | 1.050% | $6,713 |
| Courtland | Sacramento | 1.113% | $2,582 |
| Covina | Los Angeles | ~1.176% | $4,926 |
| Cudahy | Los Angeles | 1.175% | $3,690 |
| Culver City | Los Angeles | 1.139% | $7,824 |
| Cupertino | Santa Clara | 1.160% | $15,337 |
| Daly City | San Mateo | ~1.160% | $6,530 |
| Diamond Bar | Los Angeles | ~1.171% | $6,991 |
| Downey | Los Angeles | 1.193% | $5,762 |
| Duarte | Los Angeles | 1.263% | $4,939 |
| El Monte | Los Angeles | ~1.361% | $4,888 |
| El Segundo | Los Angeles | 1.109% | $9,661 |
| Elk Grove | Sacramento | 1.080% | $5,001 |
| Elverta | Sacramento | ~1.125% | $3,385 |
| Escondido | San Diego | ~1.120% | $6,252 |
| Fair Oaks | Sacramento | 1.205% | $5,397 |
| Fairfield | Solano | 1.120% | $5,264 |
| Folsom | Sacramento | ~1.083% | $6,629 |
| Fontana | San Bernardino | ~1.110% | $4,334 |
| Fremont | Alameda | 1.170% | $9,538 |
| Galt | Sacramento | 1.103% | $4,224 |
| Garden Grove | Orange | ~1.180% | $5,404 |
| Gardena | Los Angeles | 1.175% | $4,360 |
| Glendale | Los Angeles | 1.085% | $7,706 |
| Glendora | Los Angeles | ~1.121% | $5,852 |
| Gold River | Sacramento | 1.188% | $6,262 |
| Hawaiian Gardens | Los Angeles | 1.136% | $3,134 |
| Hawthorne | Los Angeles | 1.212% | $5,005 |
| Hayward | Alameda | 1.170% | $6,223 |
| Herald | Sacramento | 1.058% | $5,395 |
| Hermosa Beach | Los Angeles | 1.063% | $12,079 |
| Hidden Hills | Los Angeles | 1.134% | $36,034 |
| Hood | Sacramento | 1.113% | $1,603 |
| Huntington Beach | Orange | ~1.100% | $7,179 |
| Huntington Park | Los Angeles | ~1.385% | $4,100 |
| Industry | Los Angeles | ~1.173% | $3,836 |
| Inglewood | Los Angeles | 1.281% | $4,137 |
| Irvine | Orange | ~1.040% | $10,106 |
| Irwindale | Los Angeles | ~1.176% | $2,199 |
| Isleton | Sacramento | 1.073% | $2,617 |
| La Canada Flintridge | Los Angeles | ~1.075% | $13,926 |
| La Habra Heights | Los Angeles | 1.122% | $9,922 |
| La Mirada | Los Angeles | 1.191% | $5,669 |
| La Puente | Los Angeles | ~1.159% | $3,848 |
| La Verne | Los Angeles | 1.133% | $5,882 |
| Lake Forest | Orange | 1.030% | $7,456 |
| Lakewood | Los Angeles | ~1.269% | $5,787 |
| Lancaster | Los Angeles | ~1.203% | $3,561 |
| Lathrop | San Joaquin | ~1.100% | $6,102 |
| Lawndale | Los Angeles | 1.221% | $4,871 |
| Livermore | Alameda | 1.130% | $8,440 |
| Lomita | Los Angeles | 1.175% | $6,757 |
| Long Beach | Los Angeles | 1.269% | $5,939 |
| Los Angeles | Los Angeles | 1.187% | $6,258 |
| Lynwood | Los Angeles | 1.358% | $3,937 |
| Malibu | Los Angeles | 1.207% | $22,675 |
| Manhattan Beach | Los Angeles | 1.108% | $16,604 |
| Manteca | San Joaquin | 1.100% | $4,979 |
| Mather | Sacramento | 1.283% | $5,428 |
| Maywood | Los Angeles | 1.275% | $3,443 |
| Merced | Merced | 1.110% | $2,654 |
| Milpitas | Santa Clara | 1.140% | $8,851 |
| Modesto | Stanislaus | ~1.150% | — |
| Monrovia | Los Angeles | 1.285% | $7,093 |
| Montebello | Los Angeles | 1.335% | $5,048 |
| Monterey Park | Los Angeles | ~1.274% | $5,772 |
| Moreno Valley | Riverside | ~1.130% | $3,758 |
| Mountain View | Santa Clara | ~1.160% | $13,455 |
| Murrieta | Riverside | ~1.100% | $5,577 |
| Newport Beach | Orange | 1.050% | $18,279 |
| North Highlands | Sacramento | 1.187% | $2,683 |
| Norwalk | Los Angeles | ~1.191% | $4,180 |
| Oakland | Alameda | 1.280% | $6,310 |
| Orangevale | Sacramento | 1.188% | $4,516 |
| Palm Desert | Riverside | 1.220% | $6,263 |
| Palmdale | Los Angeles | ~1.399% | $4,308 |
| Palo Alto | Santa Clara | 1.200% | $23,131 |
| Palos Verdes Estates | Los Angeles | 1.090% | $18,273 |
| Paramount | Los Angeles | 1.206% | $3,837 |
| Pasadena | Los Angeles | ~1.121% | $7,329 |
| Pico Rivera | Los Angeles | 1.230% | $3,922 |
| Pomona | Los Angeles | 1.252% | $4,019 |
| Rancho Cordova | Sacramento | ~1.283% | $5,697 |
| Rancho Murieta | Sacramento | 1.089% | $6,121 |
| Rancho Palos Verdes | Los Angeles | ~1.090% | $11,070 |
| Redondo Beach | Los Angeles | 1.123% | $8,768 |
| Redwood City | San Mateo | ~1.090% | $11,172 |
| Rio Linda | Sacramento | 1.187% | $3,442 |
| Riverside | Riverside | ~1.110% | $4,423 |
| Rolling Hills | Los Angeles | 1.090% | $28,504 |
| Rolling Hills Estates | Los Angeles | ~1.090% | $24,026 |
| Rosemead | Los Angeles | ~1.161% | $4,770 |
| Roseville | Placer | ~1.030% | $5,231 |
| Sacramento | Sacramento | ~1.139% | $3,746 |
| San Bernardino | San Bernardino | 1.240% | $3,069 |
| San Diego | San Diego | ~1.250% | $6,972 |
| San Dimas | Los Angeles | 1.133% | $5,746 |
| San Fernando | Los Angeles | 1.344% | $4,247 |
| San Gabriel | Los Angeles | ~1.339% | $7,471 |
| San Jose | Santa Clara | ~1.230% | $9,554 |
| San Leandro | Alameda | ~1.240% | $6,191 |
| San Luis Obispo | San Luis Obispo | 1.100% | — |
| San Marcos | San Diego | ~1.140% | $7,485 |
| San Marino | Los Angeles | 1.075% | $16,870 |
| San Ramon | Contra Costa | 1.080% | $12,134 |
| Santa Ana | Orange | ~1.140% | $4,820 |
| Santa Clara | Santa Clara | 1.180% | $10,060 |
| Santa Clarita | Los Angeles | ~1.186% | $6,891 |
| Santa Fe Springs | Los Angeles | ~1.182% | $4,196 |
| Santa Monica | Los Angeles | 1.204% | $17,395 |
| Santa Rosa | Sonoma | ~1.140% | $6,020 |
| Sierra Madre | Los Angeles | 1.115% | $8,377 |
| Signal Hill | Los Angeles | 1.269% | $9,328 |
| Sloughhouse | Sacramento | 1.089% | $5,707 |
| South El Monte | Los Angeles | ~1.217% | $4,028 |
| South Gate | Los Angeles | ~1.175% | $3,713 |
| South Pasadena | Los Angeles | 1.100% | $9,149 |
| Stockton | San Joaquin | ~1.230% | $3,443 |
| Sunnyvale | Santa Clara | ~1.170% | $12,019 |
| Temecula | Riverside | ~1.030% | $5,599 |
| Temple City | Los Angeles | ~1.118% | $6,393 |
| Thousand Oaks | Ventura | 1.050% | $7,007 |
| Torrance | Los Angeles | ~1.103% | $6,697 |
| Union City | Alameda | ~1.260% | $7,745 |
| Vacaville | Solano | ~1.150% | $5,415 |
| Vallejo | Solano | ~1.120% | $4,088 |
| Walnut | Los Angeles | ~1.171% | $7,366 |
| Walnut Creek | Contra Costa | ~1.090% | $10,038 |
| Walnut Grove | Sacramento | ~1.113% | $3,796 |
| West Covina | Los Angeles | ~1.144% | $4,906 |
| West Hollywood | Los Angeles | 1.175% | $14,042 |
| Westlake Village | Los Angeles | 1.134% | $10,843 |
| Whittier | Los Angeles | ~1.167% | $4,857 |
| Wilton | Sacramento | ~1.080% | $6,751 |
Rate is the area's typical (median) ad-valorem rate — the 1% Proposition 13 base plus voter-approved debt — not your exact parcel's Tax Rate Area, and it excludes Mello-Roos and fixed direct assessments. “Typical bill” is an existing owner's median single-family assessed value at that rate, from each county's parcel roll and Assessor use codes. Exceptions: Clovis and Roseville use the median of all taxable parcels because their counties publish no single-family use code, and the Santa Clara cities use the Assessor's single-family-and-condo average. The same figure appears on each city's page and, for the four San Diego cities with pages, on the San Diego County hub.
Los Angeles County
County overview →Sacramento County
County overview →Santa Clara County
County overview →Silicon Valley cities, with the average single-family/condo assessed value and bill for existing owners from the County Assessor's annual report.
Largest cities statewide
All counties →The biggest cities in California's other metro counties, each with its typical ad-valorem rate and a calculator. County named in parentheses.
Fastest-growing property tax bases
Growth in each city's total assessed roll (all property types) since 2013, from the State Board of Equalization — a measure of how fast a city's tax base is expanding, not home prices. Nominal, not inflation-adjusted.
| City | Assessed roll (2025) | Growth since 2013 |
|---|---|---|
| Lathrop (San Joaquin) | $9.6B | +388.1% |
| Manteca (San Joaquin) | $14.4B | +183.4% |
| Santa Clara (Santa Clara) | $69.8B | +158.4% |
| Fontana (San Bernardino) | $35.7B | +155.5% |
| Mountain View (Santa Clara) | $47.9B | +155.5% |
| Sunnyvale (Santa Clara) | $74.0B | +152.9% |
| Chino (San Bernardino) | $22.3B | +145.6% |
| Irvine (Orange) | $119.2B | +133.6% |
| Antioch (Contra Costa) | $16.3B | +130% |
| Clovis (Fresno) | $17.6B | +128.1% |
| Moreno Valley (Riverside) | $25.3B | +127.1% |
| Merced (Merced) | $8.8B | +125.8% |
Frequently Asked Questions
What is the average property tax rate for California cities?
Across the 167 California cities tracked here, the typical ad-valorem rate is about 1.15% of assessed value — the 1% Proposition 13 base plus voter-approved local bonds — with most cities falling between roughly 1.08% and 1.27%. There is no single statewide rate: each city's total depends on the local bonds in its Tax Rate Area. Mello-Roos and fixed direct assessments, where they apply, are billed separately on top.
Which California city has the highest property tax rate?
Among the cities covered here, Compton (Los Angeles County) is near the top at about 1.59%, while Lake Forest (Orange County) is near the bottom around 1.03%. The 1% Proposition 13 base is the same everywhere; the difference is the voter-approved school and local bonds each area adds. Rates here exclude Mello-Roos, which can raise a specific parcel's bill well above the city's typical rate.
How much is property tax in California?
A California property-tax bill is the assessed value times the local ad-valorem rate, which averages about 1.15% across these cities. Under Proposition 13 your assessed value is generally what you paid when you bought, rising no more than 2% a year until the property changes hands. So a $800,000 assessed value at 1.15% is roughly $9,200 a year — use your city's page or the calculator for your own figure.
Why does property tax differ by California city if Proposition 13 caps the rate at 1%?
Proposition 13 caps the base ad-valorem rate at 1% of assessed value, but it lets voters approve additional debt — school, community-college, city, and special-district bonds — repaid through the property-tax bill. Those bonds vary by Tax Rate Area, so the total rate is typically above 1% and differs from city to city, and even between neighborhoods in the same city. Mello-Roos / CFD special taxes, where a parcel sits in a district, are an additional flat charge on top.
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Last reviewed: October 2026.