Highest and Lowest Property Tax Rates in Sacramento County, by City
Every Sacramento County owner pays the 1% Proposition 13 base plus their area's voter-approved debt. Across the county's cities and communities the typical ad-valorem rate runs from about 1.058% to 1.283% — a tighter band than Los Angeles. But there's a catch that the rate alone hides, and it matters more here than almost anywhere: Mello-Roos.
Read this before you trust the ranking
The rates below are ad-valorem only. Sacramento's newer master-planned communities — Elk Grove, Folsom, and parts of Rancho Cordova — are heavy Mello-Roos areas, where many homes carry a separate Community Facilities District special tax billed on top. In Elk Grove, for example, CFD special taxes on parcels inside a district commonly run from roughly $281 to $2,858 a year (the middle 80% of the published district figures; the full spread is wider). So a city can show a low ad-valorem rate here and still hand a newer-home buyer a high total bill. See what Mello-Roos is for the full picture.
The 3 highest ad-valorem rates
- Rancho Cordova — about 1.283%. Newer development brought the school and infrastructure bonds that fund it, which lifts the ad-valorem rate above the county median.
- Mather — about 1.283%. Same pattern of voter-approved bond debt layered on the 1% base.
- Fair Oaks — about 1.205%. Its Tax Rate Areas carry a heavier slice of school and district debt than the county norm.
The 3 lowest ad-valorem rates
- Herald — about 1.058%, near the 1% floor. Older, built-out areas with comparatively little new bond debt sit near the bottom.
- Isleton — about 1.073%. Its Tax Rate Areas carry comparatively little voter-approved bond debt.
- Wilton — about 1.080%. Near the base rate, with modest local bond debt on top.
All 23 Sacramento County cities & communities, ranked
Highest ad-valorem rate first. “City” marks the county's seven incorporated cities; the rest are communities (CDPs). Remember Mello-Roos is not included.
Showing 23 of 23.
| # | City / community | Ad-valorem rate | Typical bill |
|---|---|---|---|
| 1 | Rancho Cordovacity | 1.283% | $5,697 |
| 2 | Mathercommunity | 1.283% | $5,428 |
| 3 | Fair Oakscommunity | 1.205% | $5,397 |
| 4 | Carmichaelcommunity | 1.198% | $4,780 |
| 5 | Citrus Heightscity | 1.188% | $3,791 |
| 6 | Orangevalecommunity | 1.188% | $4,516 |
| 7 | Gold Rivercommunity | 1.188% | $6,262 |
| 8 | North Highlandscommunity | 1.187% | $2,683 |
| 9 | Rio Lindacommunity | 1.187% | $3,442 |
| 10 | Sacramentocity | 1.139% | $3,746 |
| 11 | Antelopecommunity | 1.125% | $4,150 |
| 12 | Elvertacommunity | 1.125% | $3,385 |
| 13 | Walnut Grovecommunity | 1.113% | $3,796 |
| 14 | Courtlandcommunity | 1.113% | $2,582 |
| 15 | Hoodcommunity | 1.113% | $1,603 |
| 16 | Galtcity | 1.103% | $4,224 |
| 17 | Rancho Murietacommunity | 1.089% | $6,121 |
| 18 | Sloughhousecommunity | 1.089% | $5,707 |
| 19 | Folsomcity | 1.083% | $6,629 |
| 20 | Elk Grovecity | 1.080% | $5,001 |
| 21 | Wiltoncommunity | 1.080% | $6,751 |
| 22 | Isletoncity | 1.073% | $2,617 |
| 23 | Heraldcommunity | 1.058% | $5,395 |
Rate is the area's typical (median) ad-valorem rate — the 1% 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 for an existing single-family owner at that rate.
Frequently Asked Questions
Which Sacramento County city has the highest property tax rate?
By average ad-valorem rate, Rancho Cordova is near the top at about 1.283%, with Mather and Fair Oaks close behind. Across the county the ad-valorem rate stays in a fairly tight band — the bigger swings in a real bill come from Mello-Roos, which isn't in these rates.
Which Sacramento County city has the lowest property tax rate?
Herald shows one of the lowest ad-valorem rates, about 1.058%. Important caveat: several of the lowest-rate areas (Elk Grove, Folsom, parts of Rancho Cordova) are newer master-planned communities where many homes carry Mello-Roos special taxes billed on top — so a low ad-valorem rate does not always mean a low total bill.
Why don't Sacramento's rates vary as much as Los Angeles's?
Sacramento County's ad-valorem rates sit in a narrower band than LA's. Much of the difference in what people actually pay here comes from Mello-Roos / Community Facilities District special taxes in newer developments, which are flat charges on top of the 1% base and voter-approved debt — and are not reflected in the ad-valorem rate.
Do these rates include Mello-Roos?
No. These are ad-valorem rates only (the 1% base plus voter-approved debt). Mello-Roos / CFD special taxes and fixed direct assessments are billed separately and can add hundreds to a few thousand dollars a year in newer Sacramento communities. Your parcel's exact rate also depends on its Tax Rate Area.
Primary sources: Sacramento County Auditor-Controller TRA rates 2026/2027 (Compilation of Tax Rates by Code Area, rate book PDF) · Sacramento County Assessor 2025 secured roll (public) · California State Board of Equalization property tax data portal. Check a figure against the document before relying on it. Last reviewed October 2026.
Learn More
Rates are the area-typical (median) ad-valorem rate from the Sacramento County Auditor-Controller Tax Rate Area rates (FY 2026/2027), aggregated by city/community from the 2025 Assessor roll. They exclude Mello-Roos and fixed direct assessments, and your parcel's exact Tax Rate Area may differ. Educational information, not an official bill.
Last reviewed: October 2026.