Carmichael Property Tax Rate
The typical property-tax rate in Carmichael is about 1.1981% of assessed value (Sacramento County Auditor-Controller Tax Rate Area rates, 2026/2027; about 1.1883%–1.1981% across most of the city's Tax Rate Areas) — the 1% Proposition 13 base plus voter-approved debt. A typical Carmichael single-family home is assessed at about $399,000 for existing owners. Estimate your own bill below.
At about 1.1981%, Carmichael is above the Sacramento County median of 1.1387%. See how it ranks among Sacramento County cities →
See what's behind the Carmichael rate
- Tax Rate Areas in Carmichael → browse each TRA and its itemized ad-valorem levies, or look up your exact TRA or parcel (APN).
- Mello-Roos in Carmichael → any Community Facilities District special taxes on top of the rate.
Want the exact charges on your parcel? Check your actual bill and its direct assessments on Sacramento e-PropTax ↗
What Carmichael homes are assessed at, and when
The 16,155 single-family homes on Carmichael’s 2025 roll are assessed from about $250,000 (lower quarter) to $562,000 (upper quarter), with a median of $399,000. Because Proposition 13 sets the assessment when a home changes hands, the year a home was bought matters more than what it would sell for today: at Carmichael’s median 1.20% rate, a home whose base year — the year its Proposition 13 assessment was last set, usually when it last changed hands — is before 1990 pays about $1,677 a year and one reassessed in 2020 – 2025 about $6,673.
| Assessed value | Share of homes | Median in band | Typical bill |
|---|---|---|---|
| Under $250,000 | 25% | $158,000 | $1,893 |
| $250,000 – $500,000 | 41% | $371,000 | $4,445 |
| $500,000 – $1,000,000 | 30% | $616,000 | $7,380 |
| $1,000,000 – $2,000,000 | 3.5% | $1,245,000 | $14,916 |
| $2,000,000 and above | 0.5% | $2,501,000 | $29,964 |
| Base year set | Share of homes | Median assessed | Typical bill |
|---|---|---|---|
| Before 1990 | 15% | $140,000 | $1,677 |
| 1990s | 11% | $263,000 | $3,151 |
| 2000s | 17% | $399,000 | $4,780 |
| 2010s | 29% | $405,000 | $4,852 |
| 2020 – 2025 | 28% | $557,000 | $6,673 |
Carmichael’s 18,931 parcels are 85% single-family homes (73% of assessed value), 7.8% residential income (2–4 units) (15% of assessed value), 2.5% commercial and industrial (9.5% of assessed value), 1.7% vacant land (0.6% of assessed value), 1.5% condos (0.7% of assessed value) and 1.1% other (1.4% of assessed value).
Sacramento County Assessor 2025 roll, single-family parcels by situs city; typical bill = median assessed value in the group × Carmichael’s median ad-valorem rate (1.1981%, shown rounded as 1.20% above), before Mello-Roos and direct assessments. Groups with fewer than 50 parcels are not shown. Base year is the land base year the Assessor carries; it resets on a change of ownership or new construction (reassessment rules). Market values are higher than these assessed values for most long-held homes.
Property tax in Carmichael, in context
Carmichael’s roughly 17,900 residential parcels (of 18,931 parcels of all kinds on the roll) are about 90% single-family homes, 2% condominiums and 8% small income properties (2–4 units). A typical single-family home is assessed at about $399,000 — an existing owner's Proposition 13 base-year value, not today's market price — for a typical annual tax near $4,780. About 27% of single-family homes still carry a Proposition 13 base set before 2000 (a median base year near 2013), so long-time owners are assessed well below current prices.
Carmichael spans several Tax Rate Areas, so the ad-valorem rate ranges from about 1.1883% to 1.1981% across most parcels, depending on which voter-approved bonds apply to a parcel, all on top of the 1% Proposition 13 base. That figure is ad-valorem only: Mello-Roos (CFD) special taxes and fixed direct assessments, where a parcel is in a district that levies them, are billed separately — check your parcel's bill for line items beyond the base rate.
Carmichael property tax vs. nearby cities
How Carmichael’s typical rate and bill compare with its closest Sacramento County cities. A higher rate reflects more voter-approved bond debt in that area, not a higher assessment.
| City | Distance | Typical rate | Typical bill |
|---|---|---|---|
| Carmichael (this page) | — | 1.1981% | $4,780 |
| North Highlands | 4 mi | 1.187% | $2,683 |
| Gold River | 4 mi | 1.1883% | $6,262 |
| Fair Oaks | 4 mi | 1.2046% | $5,397 |
| Citrus Heights | 5 mi | 1.1883% | $3,791 |
Nearest cities by Census place center; distance is straight-line. Typical bill is the median single-family figure for existing owners, ad-valorem only (excludes Mello-Roos and direct assessments).
Paying property tax in Carmichael
Due dates (Sacramento County)
- 1st installment: due Nov 1, delinquent after Dec 10
- 2nd installment: due Feb 1, delinquent after Apr 10
- Full California due-date calendar, penalties, and when bills are mailed
A 10% penalty applies after each delinquency date. Pay or look up your Carmichael bill by parcel at Sacramento County e-PropTax ↗.
Just bought in Carmichael?
A purchase reassesses the home to its price and triggers a one-time supplemental tax bill on the difference. Estimate it with the supplemental tax calculator →
Ways to lower your Carmichael bill
Most owner-occupants qualify for the $7,000 homeowners' exemption. You may also qualify for the senior or disabled-veteran property-tax exemptions — check your eligibility before the next installment.
Frequently Asked Questions
What is the property tax rate in Carmichael, CA?
In Carmichael the typical ad-valorem property-tax rate is about 1.1981% of assessed value (roughly 1.1883%–1.1981% depending on the Tax Rate Area) — the 1% Proposition 13 base plus voter-approved debt. Mello-Roos and fixed direct assessments, if any, are extra.
How much is property tax in Carmichael?
A typical Carmichael single-family home is assessed at about $399,000 (a Proposition 13 base-year value for existing owners), for a typical annual tax near $4,780 before any Mello-Roos. A new purchase is taxed on its price — use the calculator above for your number.
How much is property tax on a home you buy in Carmichael — starter to typical?
Property tax in Carmichael runs about 1.1981% of the price you pay, so a buyer's bill scales with the home — roughly $3,594 a year on a $300,000 home and about $5,991 on a $500,000 home (before any Mello-Roos). Existing owners are taxed on their lower Proposition 13 value instead — a typical Carmichael single-family home is assessed near $399,000, for about $4,780 a year. Enter your own price in the calculator above.
Learn More
Educational estimate only, not an official bill. Rates are ad-valorem only (excluding Mello-Roos and fixed direct assessments) and shown as an area range, not your parcel's exact Tax Rate Area. Confirm with the Sacramento County Assessor and Department of Finance.
Last reviewed: October 2026.