California Property Tax Calculator
California Property Tax Calculator
Plus national property tax estimates by state
Estimate California property tax with a Prop 13 new-purchase baseline (about 1% of price), county effective rates for major metros, and monthly escrow planning. Compare annual and monthly taxes for all 50 states with transparent methodology.
California Property Tax Calculator
Property Tax Command Center
Prop 13 baseline for new purchases plus effective county/state rates for all 50 states.
California Estimate Type
For long-term CA owners, assessed value may be below market — try a lower ratio for effective-rate estimates.
Escrow Estimate
California / Prop 13 note
- California property taxes are subject to Proposition 13 limits in many scenarios.
The Prop 13 baseline uses approximately 1% of your entered value as a planning estimate for a new purchase. Local voter-approved assessments, bonds, and special districts can increase the total bill.
Using county effective rate for Los Angeles County, California.
Estimated Annual Property Tax
$4,100
New Purchase — Prop 13 Baseline (~1%)
$5,000/yr
$417/mo
Excludes voter-approved bonds, Mello-Roos, and supplemental bills.
Average Effective Rate Estimate
Annual / Monthly
$4,100 / $342
Effective Rate on Value
0.820%
Assessed / Taxable
$500,000 / $500,000
Monthly Escrow (Tax + Insurance)
$492
How We Estimate Property Tax
Effective-rate estimate: (Property Value × Assessment Ratio − Exemptions) × Effective Tax Rate. California Prop 13 baseline (new purchase): Property Value × ~1%.
- This tool estimates taxes and does not replace an official county tax bill.
- Actual bills vary by county, city, school district, levy structure, and parcel-specific exemptions.
- Assessment methods, reassessment cycles, and caps differ by state and locality.
- California: Prop 13 generally limits the base levy to about 1% of assessed value plus voter-approved debt; assessed value increases are capped for existing owners, while purchase often triggers reassessment near market value.
- California bills may also include Mello-Roos, parcel taxes, and supplemental assessments not modeled here.
- Escrow payments are estimates and can adjust after lender escrow analysis.
If county/locality data is unavailable, this estimate uses the statewide effective property tax rate as a fallback.
This calculator provides estimates based on the information you enter and current market data. Actual results may vary based on:
- Local tax assessment methods and schedules
- Special assessments or additional fees
- Changes in tax rates or policies
- Individual property characteristics
- Available exemptions and deductions
The results shown are for informational purposes only and should not be considered financial advice. Please consult with a qualified tax professional or your local tax assessor's office for specific guidance regarding your property taxes.
National Mortgage Center does not guarantee the accuracy of these calculations and is not responsible for any actions taken based on the information provided.
How to Use This Property Tax Calculator
Step 1
Enter property value and select California or any state
Step 2
Choose a county when available for a local effective rate
Step 3
Review Prop 13 baseline (CA new purchase) and effective-rate estimate
Step 4
Use monthly escrow output for PITI planning or speak with a loan officer
What This Estimate Includes
California Prop 13 baseline (~1% of value) for new purchases
County or statewide effective property tax rate
Estimated annual and monthly property tax
Effective tax rate on entered property value
Assessed and taxable value breakdown
Optional monthly escrow (tax + insurance)
Transparent data tier (county vs state fallback)
Shareable link with your scenario inputs
How Prop 13 Affects California Property Taxes
Proposition 13 reshaped how California property is taxed. For most property, the base property tax levy is about 1% of assessed value, plus voter-approved local assessments and bonds. Assessed value generally cannot increase more than about 2% per year while you own the home, unless there is a change in ownership or new construction.
When you buy a home, the county typically reassesses the property near the purchase price. That is why new buyers often plan around roughly 1% of the price for the base levy, while long-term owners may pay less as a percentage of current market value.
This calculator does not replace your county assessor. Supplemental tax bills, Mello-Roos, parcel charges, and special districts can increase your total bill beyond the baseline shown here.
Prop 13 vs Effective Rate Estimate
| Scenario | Prop 13 Baseline (New Purchase) | Effective Rate Estimate |
|---|---|---|
| Best for | Buying a home; planning year-one PITI | Long-term owners; county comparisons |
| Typical rate on value | ~1% base levy (plus local votes) | ~0.65%–1.0% by county effective average |
| $500,000 home (illustrative) | $5,000/yr | $3,700/yr (CA state avg.) |
| Assessed value assumption | Near purchase price | May reflect below-market assessed values |
| Calculator mode | Prop 13 (~1%) toggle | County or CA statewide effective rate |
Proposition 19 Overview
Proposition 19 (2020) updated California rules for transferring a primary residence and certain inherited properties. It can affect whether a new assessed value applies when property passes between parents and children or when a senior moves. Because transfer scenarios are fact-specific, use official county tools for Prop 19 analysis rather than a general property tax estimate alone.
California Property Tax Examples
$500k Los Angeles
Prop 13: ~$5,000/yr · LA county effective: ~$4,100/yr
$750k Orange County
Prop 13: ~$7,500/yr · OC effective: ~$5,100/yr
$400k Inland (Riverside)
Prop 13: ~$4,000/yr · Riverside effective: ~$3,800/yr
Long-term owner
Use lower assessment ratio for effective-rate view vs market value
California County Rate Context
Effective rates below are planning averages (not official assessor bills). Open calculator with California selected.
| County | Effective Rate (Est.) | $500k Annual Tax (Est.) |
|---|---|---|
| Alameda County | 0.85% | $4,250 |
| Contra Costa County | 0.80% | $4,000 |
| Fresno County | 0.92% | $4,600 |
| Kern County | 1.00% | $5,000 |
| Los Angeles County | 0.82% | $4,100 |
| Orange County | 0.68% | $3,400 |
| Riverside County | 0.95% | $4,750 |
| Sacramento County | 0.88% | $4,400 |
| San Bernardino County | 0.90% | $4,500 |
| San Diego County | 0.76% | $3,800 |
| San Francisco County | 0.65% | $3,250 |
| San Mateo County | 0.70% | $3,500 |
| Santa Barbara County | 0.72% | $3,600 |
| Santa Clara County | 0.75% | $3,750 |
| Ventura County | 0.78% | $3,900 |
Property Tax vs Escrow vs PITI
| Term | What it means |
|---|---|
| Property tax | Annual tax levied on real property by county/city districts |
| Monthly property tax | Annual tax divided by 12 for budgeting |
| Escrow | Lender-held account for taxes and insurance paid with your mortgage |
| PITI | Principal, interest, taxes, and insurance — full monthly housing payment |
Plan your full payment with our monthly payment calculator or real cost of ownership tools.
How This Estimate Works
Step 1
Start with your entered property value (or purchase price for California Prop 13 baseline).
Step 2
Apply your assessment ratio input to estimate assessed value (effective-rate method).
Step 3
Subtract any exemption amount to estimate taxable value.
Step 4
Apply a location effective tax rate using county data when available, or state fallback when unavailable.
Step 5
For California new purchases, we also show a Prop 13 baseline estimate at about 1% of price.
Highest Effective State Rates
- New Jersey2.21%
- Illinois2.05%
- New Hampshire2.03%
- Vermont1.80%
- Wisconsin1.73%
- Connecticut1.70%
Property Tax by State Directory
Explore all state pages for rate context, locality availability, and direct handoff to the calculator.
Property Tax Calculator FAQ
What is Prop 13 in California?
Proposition 13 (1978) generally limits California property taxes to about 1% of assessed value plus voter-approved local debt, and caps annual assessed value increases for existing owners (often around 2%). When property changes ownership or undergoes new construction, it is typically reassessed closer to current market value.
How do I estimate property tax on a new home purchase in California?
For a new purchase, a common planning baseline is about 1% of the purchase price for the base property tax levy, before local bonds, Mello-Roos, and supplemental bills. Use our Prop 13 baseline in the calculator, then compare with the county effective-rate estimate.
What is the difference between Prop 13 and Prop 19?
Prop 13 limits how property is assessed and taxed over time. Prop 19 (2020) changed rules for transferring a primary residence and inherited property between family members, which can affect assessed value in certain transfers. For official Prop 19 analysis, use your county assessor tools. LA County Prop 19 calculator.
Why is California’s effective property tax rate lower than 1%?
The ~1% figure applies to the base levy on assessed value for many new purchases. Long-term owners often have assessed values below current market value due to Prop 13 caps, so the effective rate on market value can appear lower (around 0.74% statewide on average in our data source).
How accurate is this California property tax calculator?
It provides directional estimates using county effective rates and a Prop 13 purchase baseline. Your official tax bill comes from the county assessor and may include charges not modeled here.
How does this property tax calculator estimate taxes?
The calculator applies a location effective property tax rate to your estimated taxable value, which is based on property value, assessment ratio, and exemption inputs. For California, it also shows a Prop 13 new-purchase baseline.
Does this tool use county-level data?
When county records are available (including major California counties), the calculator uses that local effective rate. Otherwise, it uses the statewide effective rate as a fallback and labels that clearly.
Why can my actual bill differ from this estimate?
Tax bills may vary by county and city levies, school district rates, parcel assessment history, reassessment cycle, Mello-Roos, supplemental taxes, and exemptions.
What is the difference between market value and assessed value?
Market value is the home value estimate, while assessed value is the taxable basis set by local assessment rules. Under Prop 13, long-term owners may have assessed values below market.
Can I use this as a property tax escrow calculator?
Yes. The calculator includes an escrow estimate option that combines monthly property tax and annual homeowners insurance inputs.
Does this calculator guarantee my final tax bill?
No. This is an educational estimate tool. Final tax amounts come from your local assessor and tax authority.
Can exemptions reduce my estimate?
Yes. Entering exemption amounts reduces estimated taxable value, which can lower estimated annual and monthly taxes. California homestead rules vary — confirm eligibility with your county.
What if my county is not listed?
If local county data is unavailable, the tool falls back to the California statewide effective rate (0.74% in our dataset) and explains this in your result summary.
Where can I learn state-specific property tax details?
Use our state pages to review statewide rates, locality records where available, and planning notes. See the California property tax snapshot for additional context. California property tax page.
Data Sources and Last Updated
Last reviewed: February 2026. Methodology and rates updated per source dates below.
Tax Foundation Facts & Figures (Property Tax as % of Property Value)
State-level effective property tax rates (owner-occupied housing)
View sourceLast updated: 2026-02-19
Today's Homeowner Property Taxes by County Data Study
County-level effective rates for selected counties (ACS-based study)
View sourceLast updated: 2026-02-19
Lincoln Institute of Land Policy Property Tax Resources
Methodology and property tax policy context
View sourceLast updated: 2026-02-19
Need Help Planning Your Full Monthly Payment?
Move from estimate to strategy. Review California property taxes, insurance, and financing options with a mortgage specialist.