Lathrop Property Tax Rate
The typical property-tax rate in Lathrop is about 1.1% of assessed value (from San Joaquin County's 2026-27 tax-rate book; about 1.03%–1.1% across most of the city's parcels) — the 1% Proposition 13 base plus voter-approved debt. The median single-family home in Lathrop is assessed at about $554,744 for existing owners (2026 assessment roll; 10,950 single-family parcels) — roughly $6,102 a year. Estimate your own bill below, or jump to where to pay and look up your bill.
At about 1.1%, Lathrop is below the ~1.14% average of the typical rates across the 57 California city pages on this site. Lathrop is in San Joaquin County, which averages about 1.12% on the Board of Equalization's county-average rate — see the San Joaquin County overview →
At Lathrop's typical rate of 1.1% (range 1.03%–1.1% across most parcels):
$6,102 / year
Range across most of Lathrop's Tax Rate Areas: $5,714–$6,102.
Ad-valorem only — excludes Mello-Roos and fixed direct assessments. Your exact rate depends on your parcel's Tax Rate Area. Under Proposition 13, assessed value is generally your purchase price, rising ≤2% a year.
How Lathrop property tax is calculated
California taxes property under Proposition 13: your assessed value is generally set when you buy, then rises no more than 2% a year until the property changes hands or is newly built. The annual bill is that assessed value times the ad-valorem rate — the 1% base plus voter-approved bonds — which is why Lathrop's typical rate works out to about 1.1%. Because the bonds differ by Tax Rate Area, two homes in Lathrop can pay slightly different rates. Mello-Roos and fixed direct assessments, where they apply, are billed separately on top. To see how the rate shifts across the county, use the San Joaquin County property tax rate by ZIP code. See the San Joaquin County Mello-Roos district list to check whether a community has a CFD special tax.
Learn the rules behind the rate: Proposition 13, Mello-Roos, and what triggers a reassessment.
Mello-Roos districts in Lathrop
Lathrop has 23 Community Facilities Districts and improvement areas on record (13 districts with the state's debt commission; the other 10 rows are improvement areas or have no state record), formed by City of Lathrop (12 districts), River Islands Public Financing Authority (8 districts), Manteca Unified School District (2 districts) and Banta School District (1 district) (5 of them tax only commercial or industrial parcels). Where a per-home figure is available (3 of 18 residential districts), the annual special tax runs from about $697 to $2,639 for a single-family home in 2025-26, depending on the district. Not every published figure is a billed amount: the table marks a projection or a district-wide average where that is what the agency publishes. A Mello-Roos special tax is a flat charge set by each district's Rate and Method of Apportionment, not a percentage of value, and it applies only to parcels inside the district boundary — a home outside every district pays none of it, and districts can overlap. A dash in the per-home column means the agency publishes no current per-home figure, and in the Formed column that its report does not state a formation year; the charge on any parcel is on its tax bill.
The three published figures are not like for like: the River Islands CFD 2020-1 figure is the March 2025 official statement's projected average stabilized tax for closed-escrow homes, not a billed amount; Manteca Unified's CFD 1989-2 figure is a district-wide average that includes homes in Manteca; and the City of Lathrop's own CFD annual reports found online are for FY 2019-20, so its districts show no current per-home figure (that year a Mossdale Village home paid about $1,112 to CFD 2004-1 and about $281 to CFD 2003-1). A River Islands home pays several of these at once: its River Islands PFA facilities CFD, a City of Lathrop services CFD (2013-1 or 2023-1, whose maximum ran to about $432 a year by lot size in FY 2022-23; the levied amount is not published) and, in Improvement Area 1, the Banta School District CFD. The River Islands maxima rise 2% a year for CFDs 2003-1, 2016-1 and 2020-1; the escalator for the other River Islands districts is not stated in the sources read.
| District | Formed | Funds | Annual tax per home (published) | District levy (2024-25) |
|---|---|---|---|---|
| CFD No. 1989-2 · Manteca Unified School District | 1989 | School facilities; Manteca Unified School District, about 1,908 acres in Manteca and Lathrop | $697district-wide average, average per parcel | $3.1M |
| CFD No. 2003-1 (Mossdale Village) · City of Lathrop | 2003 | Water delivery facilities: Parcel share of the South County Surface Water Project and City Well No. 22; $7,285,000 2013A bonds (water, not services) | — | $427k |
| CFD No. 2003-1 (Public Improvements) Improvement Area No. 1 · River Islands Public Financing Authority | — | Public improvements. Series 2019A bonds and 2022A/2022B bonds | — | $16.2M |
| CFD No. 2003-1 (Public Improvements) Improvement Area No. 2 · River Islands Public Financing Authority | — | Public improvements. 2022 IA2 bonds $28,155,000 | — | — |
| CFD No. 2003-2 (Joint Wastewater Project) · City of Lathrop | 2003 | Joint wastewater project; $7,535,000 bonds (December 2003) | commercial only | $569k |
| CFD No. 2004-1 (Mossdale Services) · City of Lathrop | 2004 | Services: parks, parkways, open space, flood and storm protection, police protection | — | — |
| CFD No. 2005-1 (Historic Lathrop Services) · City of Lathrop | 2005 | Services: fire protection and suppression, parks, parkways, open space, flood and storm protection, police | — | — |
| CFD No. 2005-4 · Manteca Unified School District | 2005 | School facilities; 70 noncontiguous acres within Lathrop, $400,000,000 authorization | $1,032average per parcel | $459k |
| CFD No. 2011-1 (River Islands School Facilities) · Banta School District | 2011 | School facilities; Series 2021 refunding special tax bonds (named in a RIPFA OS footnote); CDIAC principal outstanding $1,976,000, final maturity 2027 | — | $733k |
| CFD No. 2013-1 (River Islands Public Services and Facilities) · City of Lathrop | 2013 | Public services and maintenance of public infrastructure in River Islands (services in perpetuity); facilities tax after Trigger Event | — | — |
| CFD No. 2015-1 · River Islands Public Financing Authority | — | Public improvements. $150,000,000 2015 and $100,000,000 2016 special tax bonds | — | $14.2M |
| CFD No. 2016-1 · River Islands Public Financing Authority | 2016 | Public improvements. 2022, 2023 and 2025 special tax bonds | — | $4.0M |
| CFD No. 2018-1 (Central Lathrop Specific Plan Facilities) · City of Lathrop | 2018 | Refinancing of public infrastructure in the Central Lathrop Specific Plan; January 2019 special tax bonds maturing Sep 1, 2049 | commercial only | $964k |
| CFD No. 2018-2 (CLSP Facilities) · City of Lathrop | 2018 | Central Lathrop Specific Plan facilities; $26,037,800 2019 bond | commercial only | — |
| CFD No. 2019-1 (Phase 2 Public Improvements) · River Islands Public Financing Authority | — | Phase 2 public improvements. $38,430,000 2019 and $25,490,000 2021 special tax bonds | — | $3.1M |
| CFD No. 2019-1 (South Lathrop City Services) · City of Lathrop | 2019 | City services for South Lathrop | commercial only | — |
| CFD No. 2019-2 (Central Lathrop City Services) · City of Lathrop | 2019 | City services for Central Lathrop | — | — |
| CFD No. 2020-1 (Stage 2B Public Improvements) · River Islands Public Financing Authority | 2020 | Stage 2B public improvements, part of phase 1 of River Islands. $48,115,000 principal outstanding (CDIAC); 2023 and 2025 special tax bonds | $2,639projected, average per parcel | $2.5M |
| CFD No. 2021-1 · River Islands Public Financing Authority | — | Public improvements. $35,640,000 2021 special tax bonds (CDIAC issue 2021-1556) | — | $2.5M |
| CFD No. 2021-1 (Gateway Business Park City Services) · City of Lathrop | — | City services for Gateway Business Park | commercial only | — |
| CFD No. 2023-1 (River Islands Public Services and Facilities No. 2) · City of Lathrop | — | Public services and facilities for River Islands (second City CFD) | — | — |
| CFD No. 2023-1 Improvement Area No. 1 · River Islands Public Financing Authority | — | Public improvements. $28,230,000 2023 special tax bonds for IA1 | — | $3.1M |
| CFD No. 2024-1 (Eagles Landing Services) · City of Lathrop | — | City services for Eagles Landing (95 parcels per the council item) | — | — |
Sources: each agency's CFD annual levy report or Rate and Method of Apportionment (2025-26) for the per-home figures; the California Debt and Investment Advisory Commission's Mello-Roos Yearly Fiscal Status Reports (2024-25) for district levies (each figure is the whole CFD, all improvement areas together). Per-home figures are the applied rate for a developed single-family home (middle tier where the district tiers by size; a range or an average where that is what the agency publishes); where a district levies less than its assigned maximum, the row shows the share levied and the assigned range it applies to; “average per parcel” means the agency publishes a levy total and a parcel or unit count rather than a per-home rate, so the figure is that average as published; “projected” is a figure from a bond official statement, not a billed amount, and a “district-wide average” includes homes outside the city; check the parcel's bill for its exact charge. Debt, delinquency and maturity for every district in the county are on the San Joaquin County Mello-Roos list.
Lathrop's total assessed value
The total assessed value of all taxable property in Lathrop reached $9.6 billion in 2025, up 10% from the year before and up 388.1% since 2013. That is the citywide roll across all property types (State Board of Equalization) — not the value of any single home. The roll grows with new construction, sales that reset values, and the Proposition 13 2% annual cap, so it rises even when the tax rate does not.
New construction in Lathrop, and the bill it triggers
Lathrop reported 821 housing units permitted in 2025 to the state's Housing Element Annual Progress Report (13 of them accessory dwelling units); 5,814 units were permitted from 2018 to 2025, 39 of them ADUs; the city reported no certificates of occupancy to HCD in those years, so the table shows permits only. Completed new construction is generally reassessed as of its completion date and billed on a supplemental bill separate from the annual bill (Revenue and Taxation Code §75.10, §75.11); a builder's homes in a subdivision of five or more lots are usually not supplemented until they sell or are occupied (§75.12), and one apartment building is one assessment however many units it holds (how supplemental bills work; what an ADU adds).
| Year | Units permitted | of which ADUs |
|---|---|---|
| 2022 | 958 | 5 |
| 2023 | 575 | 9 |
| 2024 | 732 | 1 |
| 2025 | 821 | 13 |
Source: HCD Annual Progress Report data by jurisdiction and year (data.ca.gov); our extract is the HCD units CSV on the datasets page.
Pay or look up your Lathrop property tax bill
Lathrop does not bill property tax itself — your bill comes from San Joaquin County, in two installments: the first is due November 1 (delinquent after December 10) and the second February 1 (delinquent after April 10), with a 10% penalty after each date. These dates are set by California law and are the same in every county.
- San Joaquin County Treasurer-Tax Collector — pay online, look up amounts due, or print a bill by parcel number or address.
- San Joaquin County Assessor — check your assessed value, file a homeowners' exemption, or request a Proposition 8 review if your home is worth less than its assessed value.
- California property tax due dates — the full calendar, penalties, and what happens if you miss an installment.
County links go to official government sites; verify amounts there before paying.
Frequently Asked Questions
What is the property tax rate in Lathrop, CA?
The typical property-tax rate in Lathrop is about 1.1% of assessed value (roughly 1.03%–1.1% across most of the city's parcels, each at its own Tax Rate Area) — the 1% Proposition 13 base plus voter-approved debt. That's below the average across these California cities (~1.14%). Mello-Roos and fixed direct assessments, where a parcel has them, are billed on top.
How much is property tax in Lathrop?
The median single-family home in Lathrop is assessed at about $554,744 for existing owners (2026 assessment roll; 10,950 single-family parcels), which works out to roughly $6,102 a year at 1.1%. Under Proposition 13 your assessed value is generally what you paid when you bought, rising no more than 2% a year — estimate your own bill with the calculator above.
How much is property tax on a home you buy in Lathrop — starter to typical?
Property tax in Lathrop runs about 1.1% of the price you pay, so a buyer's bill scales with the home — roughly $4,400 a year on a $400,000 home and about $7,700 on a $700,000 home. Existing owners are taxed on their lower Proposition 13 value instead — the median Lathrop single-family home is assessed near $554,744, for about $6,102 a year. Enter your own price in the calculator above.
Why do property tax rates vary within Lathrop?
Lathrop spans more than one Tax Rate Area (it has 27). The 1% base is the same everywhere, but each area adds its own voter-approved school, city, and special-district bonds, so two homes in Lathrop can pay slightly different total rates. The figure here is the typical rate across Lathrop's parcels.
What is the Lathrop property tax rate for 2026?
The 1.1% shown here is from San Joaquin County's 2026-27 tax-rate book — the rate on the bills mailed in October 2026, due December 10, 2026 and April 12, 2027. Each year: the 1% Proposition 13 base never changes, and the voter-approved debt rates on top of it are recalculated by the county each year, after the roll closes on July 1 and before the Board of Supervisors adopts the rates by October 3 (Gov. Code §29100), as bonds are paid down or sold, so the total usually moves by a few hundredths of a percent, not whole points. What does change for most owners is the assessed value: the Board of Equalization set the 2026-27 inflation factor at 2%, so a Lathrop home that did not sell or add construction is assessed 2% higher than last year and its bill rises about 2% if the rate holds. A home bought or built in the past year is taxed on its new base-year value instead, and usually gets a supplemental bill.
Is there Mello-Roos in Lathrop?
Yes, in parts of the city: Lathrop has 23 Community Facilities Districts and improvement areas (13 districts on record with the California Debt and Investment Advisory Commission; the other 10 rows are improvement areas or have no state record), formed by City of Lathrop (12 districts), River Islands Public Financing Authority (8 districts), Manteca Unified School District (2 districts), Banta School District (1 district). Where a per-home figure is available (3 of 18 residential districts), the annual special tax runs from about $697 to $2,639 for a single-family home in 2025-26, billed on top of the 1.1% ad-valorem rate. Not every published figure is a billed amount: the district table marks a projection or a district-wide average where that is what the agency publishes; check the parcel's tax bill for its actual charge. A home outside every district boundary pays no Mello-Roos; the district table on this page lists each one, and the charge on a specific parcel is on its tax bill.
When are property taxes due in Lathrop?
San Joaquin County bills Lathrop property taxes in two installments: the first is due November 1 (delinquent after December 10) and the second February 1 (delinquent after April 10), with a 10% penalty after each date. These deadlines are set by California state law and are the same countywide. Bills are issued and paid through the San Joaquin County Treasurer-Tax Collector, not the city of Lathrop.
Learn More
New-construction figures: California HCD, Housing Element Annual Progress Report Table A2 (data.ca.gov), 2018–2025. Rate source: San Joaquin County Auditor-Controller Tax Rate Area rates (fiscal year 2026-27) joined to the San Joaquin County Assessor / GIS parcel roll (aggregates only, no parcel or owner data). The figure is the typical ad-valorem rate across Lathrop's parcels; your parcel's exact rate depends on its Tax Rate Area, and Mello-Roos or fixed direct assessments are extra. Typical value is the median assessed value of the city's single-family parcels, selected by the county Assessor's use codes (existing-owner Proposition 13 basis) — condos, apartments and commercial property excluded. Educational estimate, not an official bill.
Last reviewed: October 2026.