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 1.046% to 1.297% — 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 $200 to $2,229 a year. 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 1.297%. Newer development brought the school and infrastructure bonds that fund it, which lifts the ad-valorem rate above the county median.
- Mather — about 1.297%. Same pattern of voter-approved bond debt layered on the 1% base.
- Carmichael — about 1.208%. Its Tax Rate Areas carry a heavier slice of school and district debt than the county norm.
The 3 lowest ad-valorem rates
- Wilton — about 1.046%, near the 1% floor. Older, built-out areas with comparatively little new bond debt sit near the bottom.
- Elk Grove — about 1.046%. A low ad-valorem rate, but note the Mello-Roos caveat above — newer homes here can carry a CFD special tax that lifts the real bill.
- Sloughhouse — about 1.056%. 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 | 1.297% | $5,757 |
| 2 | Mathercommunity | 1.297% | $5,485 |
| 3 | Carmichaelcommunity | 1.208% | $4,819 |
| 4 | Fair Oakscommunity | 1.204% | $5,395 |
| 5 | Citrus Heightscity | 1.187% | $3,787 |
| 6 | Orangevalecommunity | 1.187% | $4,512 |
| 7 | Gold Rivercommunity | 1.187% | $6,257 |
| 8 | North Highlandscommunity | 1.179% | $2,663 |
| 9 | Rio Lindacommunity | 1.179% | $3,418 |
| 10 | Galtcity | 1.150% | $4,404 |
| 11 | Sacramentocity | 1.145% | $3,768 |
| 12 | Antelopecommunity | 1.113% | $4,108 |
| 13 | Elvertacommunity | 1.113% | $3,351 |
| 14 | Walnut Grovecommunity | 1.112% | $3,792 |
| 15 | Courtlandcommunity | 1.112% | $2,580 |
| 16 | Hoodcommunity | 1.112% | $1,601 |
| 17 | Folsomcity | 1.091% | $6,675 |
| 18 | Heraldcommunity | 1.078% | $5,499 |
| 19 | Isletoncity | 1.064% | $2,597 |
| 20 | Rancho Murietacommunity | 1.056% | $5,932 |
| 21 | Sloughhousecommunity | 1.056% | $5,531 |
| 22 | Elk Grovecity | 1.046% | $4,842 |
| 23 | Wiltoncommunity | 1.046% | $6,536 |
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 1.297%, with Mather and Carmichael 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?
Wilton shows one of the lowest ad-valorem rates, about 1.046%. 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.
Learn More
Rates are the area-typical (median) ad-valorem rate from the Sacramento County Auditor-Controller Tax Rate Area rates (FY 2025/2026), 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.