Mono Property Tax Rate by City
The Mono County property tax rate isn't one number — it's the 1% Proposition 13 base plus each area's voter-approved debt, so it varies by community. Below is the typical ad-valorem rate for 23 Mono County cities, from the county Auditor-Controller's Tax Rate Book, with a typical assessed value and bill for each. Pick your city and home value to estimate your own bill, or search the table.
Quick answer: across 23 Mono County cities the typical property tax rate runs about 1.0432%–1.1302% of assessed value (median 1.1302%). It's highest in Mammoth Lakes at 1.1302% and lowest in White Mountain Estates at 1.0432%.
Ad-valorem only (excludes Mello-Roos and parcel taxes); a typical rate for the city, not your parcel's exact Tax Rate Area. Typical value is the median assessed value across all property types in the city (no single-family/condo split — Mono's parcel layer has no published use-code legend).
Benton — typical rate 1.0432%
$16,691 / year
Ad-valorem only — excludes Mello-Roos and fixed direct assessments. Your exact rate depends on your parcel's Tax Rate Area, not just the city.
About Benton: ~422 parcels; 3 Tax Rate Areas.
Highest and lowest property tax cities in Mono County
Ranked by typical ad-valorem rate (1% Proposition 13 base plus each area's voter-approved debt). A higher rate reflects more voter-approved school and municipal bonds in that community — not a higher assessment.
| Highest rates · City | Rate |
|---|---|
| Mammoth Lakes | 1.1302% |
| Crowley Lake | 1.1087% |
| Tom'S Place | 1.1087% |
| Whitmore Hot Springs | 1.1087% |
| Paradise Estates | 1.0698% |
| Lowest rates · City | Rate |
|---|---|
| White Mountain Estates | 1.0432% |
| Walker | 1.0432% |
| Virginia Lakes | 1.0432% |
| Twin Lakes | 1.0432% |
| Topaz | 1.0432% |
Showing 23 of 23 cities.
| City / community | Typical rate | Rate areas |
|---|---|---|
| Benton | 1.0432% | 3 |
| Bridgeport | 1.0432% | 13 |
| Chalfant Valley | 1.0432% | 4 |
| Coleville | 1.0432% | 4 |
| Crowley Lake | 1.0432–1.1087% | 4 |
| Hammil Valley | 1.0432% | 3 |
| June Lake | 1.0432% | 8 |
| Lee Vining | 1.0432% | 4 |
| Mammoth Lakes | 1.1302% | 12 |
| Mono City | 1.0432% | 5 |
| Oasis | 1.0432% | 1 |
| Owens River | 1.0432–1.1087% | 3 |
| Paradise Estates | 1.0698% | 3 |
| Pickle Meadows | 1.0432% | 2 |
| Sonora Junction | 1.0432% | 2 |
| Swall Meadows | 1.0698% | 8 |
| Tom'S Place | 1.1087% | 3 |
| Topaz | 1.0432% | 4 |
| Twin Lakes | 1.0432% | 3 |
| Virginia Lakes | 1.0432% | 2 |
| Walker | 1.0432% | 3 |
| White Mountain Estates | 1.0432% | 1 |
| Whitmore Hot Springs | 1.1087% | 3 |
How precise is this? A city spans several Tax Rate Areas, so the figure above is typical for the city, not your parcel's exact rate. To see the exact rate by Tax Rate Area — or look up your parcel by APN — use the Mono rate explorer →
Frequently Asked Questions
What is the property tax rate in Mono County by city?
Across Mono County the ad-valorem property tax rate for most cities runs about 1.0432% to 1.1302% of assessed value, with a median near 1.1302% — the 1% Proposition 13 base plus each area's voter-approved debt. It's highest in Mammoth Lakes (1.1302%) and lowest in White Mountain Estates (1.0432%), because voter-approved school, city, and special-district bonds differ from area to area.
Why is Mono property tax shown by city and not by ZIP code?
Mono County's public parcel file publishes each parcel's situs city but not its situs ZIP code, and its mailing ZIP is protected taxpayer information we don't use. So this page keys the typical rate and bill on the situs city — the honest use of the data the county actually publishes. Within a city, rates still vary by Tax Rate Area; use the rate explorer to see your exact TRA or look up your parcel by APN.
Why does the property tax rate differ by city?
The 1% Proposition 13 base is the same everywhere, but each Tax Rate Area adds its own voter-approved bond debt — school districts, community colleges, water and fire districts, and city bonds. Cities in areas with more approved bonds have higher total rates. A single city spans several Tax Rate Areas, so the figure shown is typical for the city, not your parcel's exact rate.
Are Mello-Roos and special assessments included in these rates?
No. These are ad-valorem rates only (the 1% base plus voter-approved debt). Mello-Roos / Community Facilities District special taxes, parcel taxes, and fixed direct assessments are billed separately and can add hundreds to a few thousand dollars a year.
Why is there no typical home value shown?
Mono County's public parcel extract publishes the Tax Rate Area for each parcel but not its assessed value, so we show the ad-valorem rate and let you enter your own value. Every rate figure is exact from the Auditor-Controller's schedule.
Learn More
Educational estimates only, not official bills. Rates are ad-valorem only (excluding Mello-Roos, parcel taxes, and fixed direct assessments) and are typical for the city, not your parcel's exact Tax Rate Area. Typical value is the median assessed value (land + improvements, gross of exemptions) across all property types in the city. Source: Mono County Auditor-Controller Tax Rate Book and the Mono County GIS Assessor parcel layer (2025).