San Mateo Property Tax Rate by City
The San Mateo 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 25 San Mateo County cities, from the county Controller's 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 25 San Mateo County cities the typical property tax rate runs about 1.0718%–1.1602% of assessed value (median 1.1196%). It's highest in Montara at 1.1828% and lowest in South San Francisco at 1.0718%.
Ad-valorem only (excludes Mello-Roos and parcel taxes); a typical rate for the city, not your parcel's exact Tax Rate Area.
Atherton — typical rate 1.0913% (range 1.0913%–1.0941%)
$17,461 / year
Range across Atherton's Tax Rate Areas: $17,461–$17,506.
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.
Typical assessed value & bill in Atherton, by property type
| Property type | Typical value | Typical bill |
|---|---|---|
| Single-family home | $5,105,322 | $55,714 |
| Condo / townhouse | $835,699 | $9,120 |
Existing-owner Proposition 13 values (medians), not a buyer's price.
About Atherton: ~2,726 parcels; 35 Tax Rate Areas.
Highest and lowest property tax cities in San Mateo 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 |
|---|---|
| Montara | 1.1828% |
| Moss Beach | 1.1828% |
| Pacifica | 1.1774% |
| Colma | 1.1602% |
| Daly City | 1.1602% |
| Lowest rates · City | Rate |
|---|---|
| South San Francisco | 1.0718% |
| San Bruno | 1.0831% |
| Portola Valley | 1.086% |
| Atherton | 1.0913% |
| Redwood City | 1.0941% |
Showing 25 of 25 cities.
| City / community | Typical rate | Typical home value | Typical annual tax | Rate areas |
|---|---|---|---|---|
| Atherton | 1.0913–1.0941% | $5,105,322 | $55,714 | 35 |
| Belmont | 1.1247% | $1,119,772 | $12,594 | 25 |
| Brisbane | 1.135% | $781,504 | $8,870 | 22 |
| Burlingame | 1.1196% | $1,473,483 | $16,497 | 22 |
| Colma | 1.1602% | $561,910 | $6,519 | 10 |
| Daly City | 1.0718–1.1602% | $562,942 | $6,531 | 59 |
| East Palo Alto | 1.1191% | $499,490 | $5,590 | 33 |
| El Granada | 1.1598% | $888,782 | $10,308 | 16 |
| Foster City | 1.1456% | $971,966 | $11,135 | 19 |
| Half Moon Bay | 1.1598% | $968,726 | $11,235 | 36 |
| Hillsborough | 1.1185% | $3,474,292 | $38,860 | 7 |
| La Honda | 1.1146% | $612,000 | $6,821 | 27 |
| Menlo Park | 1.0935–1.1236% | $1,577,293 | $17,284 | 111 |
| Millbrae | 1.1263% | $1,029,950 | $11,600 | 7 |
| Montara | 1.1828% | $864,109 | $10,221 | 9 |
| Moss Beach | 1.1828% | $887,486 | $10,497 | 15 |
| Pacifica | 1.1774% | $635,218 | $7,479 | 26 |
| Pescadero | 1.1146% | $643,086 | $7,168 | 14 |
| Portola Valley | 1.086–1.0935% | $2,399,195 | $26,055 | 225 |
| Redwood City | 1.0941–1.1106% | $1,024,920 | $11,214 | 208 |
| San Bruno | 1.0831% | $666,258 | $7,216 | 33 |
| San Carlos | 1.1161% | $1,262,879 | $14,095 | 64 |
| San Mateo | 1.1201% | $968,857 | $10,852 | 47 |
| South San Francisco | 1.0718% | $657,038 | $7,042 | 63 |
| Woodside | 1.086–1.1598% | $2,342,490 | $25,999 | 148 |
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 San Mateo rate explorer →
Frequently Asked Questions
What is the property tax rate in San Mateo County by city?
Across San Mateo County the ad-valorem property tax rate for most cities runs about 1.0718% to 1.1602% of assessed value, with a median near 1.1196% — the 1% Proposition 13 base plus each area's voter-approved debt. It's highest in Montara (1.1828%) and lowest in South San Francisco (1.0718%), because voter-approved school, city, and special-district bonds differ from area to area.
Why is San Mateo property tax shown by city and not by ZIP code?
San Mateo 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, the San Mateo County Community College District, BART, the Midpeninsula Regional Open Space District, county 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.
Are the typical values single-family only?
The headline typical value and bill are for single-family homes. Where there's enough data, the calculator also shows condos/townhouses and 2–4 unit residential-income properties for your city, using each type's median assessed value from the San Mateo Assessor use code — an existing-owner Proposition 13 figure, not a buyer's price.
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 values are existing-owner Proposition 13 figures, not a buyer's price. Source: San Mateo County Controller property tax rate book and the San Mateo County Assessor 2025 roll.