Highest and Lowest Property Tax Rates in San Diego County, by City
Every San Diego County owner pays the 1% Proposition 13 base plus their area's voter-approved debt. Across the county's 42 cities and communities (by mailing city) the typical ad-valorem rate runs from about 1.04% to 1.27%. Among the county's 18 incorporated cities, the highest is Lemon Grove (~1.27%) and the lowest is Coronado (~1.05%) — but a separate charge the rate hides can change the real bill: Mello-Roos.
Read this before you trust the ranking
The rates below are ad-valorem only. Many newer San Diego County communities carry a Mello-Roos special tax — a flat Community Facilities District charge billed on top — so a city can show a low ad-valorem rate here and still hand a newer-home buyer a higher total bill. See the San Diego County Mello-Roos districts and what Mello-Roos is for the full picture.
The 3 highest ad-valorem rates
- Lemon Grove — about 1.27%. Its Tax Rate Areas carry a heavier slice of voter-approved school and district bond debt than the county norm.
- San Ysidro (community) — about 1.27%. Same pattern of local bond debt layered on the 1% base.
- La Jolla (community) — about 1.25%. More approved bonds in its areas lift the rate above the county median.
The 3 lowest ad-valorem rates
- Julian (community) — about 1.04%, near the 1% floor, with comparatively little voter-approved bond debt on top.
- Bonsall (community) — about 1.05%. Its Tax Rate Areas carry modest local bond debt.
- Palomar Mountain (community) — about 1.05%. Near the base rate on the ad-valorem side; check for a Mello-Roos special tax on newer parcels.
Note: the three lowest by mailing area are unincorporated communities. Among the county's 18 incorporated cities, the lowest is Coronado (~1.05%).
All 42 San Diego County cities & communities, ranked
Highest typical ad-valorem rate first, aggregated from each area's ZIP-level rates (places with at least 200 single-family parcels). Mello-Roos is not included. Search for a city or sort by tapping a column.
Showing 42 of 42.
| # | City / community | Ad-valorem rate | Typical bill |
|---|---|---|---|
| 1 | Lemon Grovecity | 1.272% | $4,988 |
| 2 | San Ysidrocommunity | 1.266% | $4,043 |
| 3 | La Jollacommunity | 1.251% | $22,055 |
| 4 | San Diegocity | 1.217% | $7,336 |
| 5 | Imperial Beachcity | 1.204% | $4,764 |
| 6 | La Mesacity | 1.196% | $6,293 |
| 7 | Lakesidecommunity | 1.190% | $5,594 |
| 8 | Bonitacommunity | 1.188% | $7,409 |
| 9 | Jamulcommunity | 1.181% | $7,675 |
| 10 | Chula Vistacity | 1.180% | $6,341 |
| 11 | Spring Valleycommunity | 1.180% | $5,180 |
| 12 | National Citycity | 1.174% | $3,392 |
| 13 | Santeecity | 1.171% | $5,717 |
| 14 | El Cajoncity | 1.171% | $6,198 |
| 15 | San Marcoscity | 1.143% | $7,409 |
| 16 | Vistacity | 1.129% | $5,723 |
| 17 | Powaycity | 1.128% | $8,089 |
| 18 | Alpinecommunity | 1.127% | $7,350 |
| 19 | Oceansidecity | 1.122% | $5,365 |
| 20 | Escondidocity | 1.113% | $6,171 |
| 21 | Campocommunity | 1.086% | $3,390 |
| 22 | Pine Valleycommunity | 1.086% | $4,771 |
| 23 | Descansocommunity | 1.086% | $4,638 |
| 24 | Carlsbadcity | 1.078% | $9,379 |
| 25 | Encinitascity | 1.075% | $9,689 |
| 26 | Fallbrookcommunity | 1.073% | $6,704 |
| 27 | Santa Ysabelcommunity | 1.069% | $4,878 |
| 28 | Borrego Springscommunity | 1.068% | $2,938 |
| 29 | Boulevardcommunity | 1.066% | $2,770 |
| 30 | Jacumbacommunity | 1.066% | $1,393 |
| 31 | Rancho Santa Fecommunity | 1.066% | $29,290 |
| 32 | Del Marcity | 1.064% | $15,620 |
| 33 | Solana Beachcity | 1.061% | $11,666 |
| 34 | Warner Springscommunity | 1.060% | $4,137 |
| 35 | Ramonacommunity | 1.057% | $5,858 |
| 36 | Valley Centercommunity | 1.057% | $7,189 |
| 37 | Cardiff By The Seacommunity | 1.057% | $8,529 |
| 38 | Pauma Valleycommunity | 1.057% | $6,295 |
| 39 | Coronadocity | 1.053% | $14,286 |
| 40 | Palomar Mountaincommunity | 1.050% | $2,458 |
| 41 | Bonsallcommunity | 1.046% | $9,043 |
| 42 | Juliancommunity | 1.038% | $3,895 |
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.
City pages with a calculator: Carlsbad, Chula Vista, Escondido, San Marcos.
Frequently Asked Questions
Which San Diego County city has the highest property tax rate?
Among the county's 18 incorporated cities, Lemon Grove is near the top at about 1.27% by typical ad-valorem rate. (By mailing area overall, Lemon Grove, San Ysidro, and La Jolla lead — some of those are City of San Diego neighborhoods or unincorporated communities, not separate cities.) These are averages aggregated from each area's ZIP-level rates; the 1% Proposition 13 base is the same everywhere — the difference is voter-approved school and municipal bond debt. Mello-Roos is not included.
Which San Diego County city has the lowest property tax rate?
Among the county's 18 incorporated cities, Coronado has the lowest typical ad-valorem rate, about 1.05%, near the 1% Proposition 13 floor. By mailing area overall the lowest is Julian, an unincorporated community (about 1.04%). Caveat: several newer San Diego communities carry Mello-Roos / CFD special taxes billed on top, so a low ad-valorem rate does not always mean a low total bill.
Do these rates include Mello-Roos?
No. These are ad-valorem rates only (the 1% base plus voter-approved debt). Mello-Roos / Community Facilities District special taxes — common in newer San Diego County developments like Chula Vista, Santee, and parts of the City of San Diego — and fixed direct assessments are billed separately and can add hundreds to a few thousand dollars a year.
Why do San Diego property tax rates differ by city?
The 1% Proposition 13 base is identical countywide; each area then adds its own voter-approved bond debt (school, community-college, city, and special-district bonds), which varies by Tax Rate Area. Areas with more approved bonds sit higher. Within a city the rate still varies by Tax Rate Area, and your parcel's exact rate is on your bill.
Learn More
Rates are the area-typical ad-valorem rate from the San Diego County Auditor & Controller Tax Rate Area list (total rate per TRA), 2025-2026, aggregated to cities from the county's ZIP-level data (SFR-parcel-weighted). 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.