Property Tax Calculator
California Property Tax Calculator
California property tax under Proposition 13 — calculate with the 1% base rate plus local bonds and the assessment lock-in.
California's property tax system is structurally different from every other state because of Proposition 13, passed in 1978. The base rate is capped at 1% of assessed value, and assessed value can rise no more than 2% per year regardless of how much market value increases. Local voter-approved bonds and special assessments add 0.10–0.30% on top, putting most California effective rates between 1.10% and 1.30%. The headline number is friendly; the practical implications are complicated.
Estimated annual property tax
Enter your values and tap "Estimate tax" to see your result.
How property tax works in California
The 1% base rate
Set in 1978 and unchanged since. Voter-approved local bonds add to this — typical total rates fall between 1.10% and 1.30% of assessed value.
Reassessment on transfer
When a property sells, its assessed value resets to the purchase price. This is the single most important Prop 13 mechanic — long-term owners pay tax on a fraction of market value while new buyers pay on full market value.
The 2% annual cap
Once an assessed value is established (at purchase), it can rise only 2% per year. In a market that appreciates 7% annually, the gap between assessed and market value compounds dramatically over decades.
Parent-to-child transfers
Prop 19 (effective February 2021) significantly tightened the parent-child reassessment exclusion. Inherited properties now generally get reassessed unless used as a primary residence by the inheritor, with limited exclusion.
Mello-Roos districts
Newer developments often have Mello-Roos special assessments that add 0.5–1.5% on top of base property tax, paid for 20–40 years to fund infrastructure. Always verify Mello-Roos status before buying.
Frequently asked questions about California property tax
How does Proposition 13 affect what I'll pay?
Your assessed value is locked at your purchase price plus a maximum of 2% per year thereafter. If you buy a $1M home and live in it for 20 years while the market doubles, your assessed value caps near $1.5M while market value approaches $2M. Your tax stays anchored to the lower number.
What happens to property tax when I sell and buy in California?
Your new property's assessed value resets to your new purchase price. Long-time owners selling and buying nearby often face a substantial property tax increase even if they're not upgrading. This is one of the hidden costs of moving in California — sometimes called the 'Prop 13 lock-in effect.'
Can I transfer my low Prop 13 base when moving?
Yes, partially. Prop 19 (2021) allows homeowners 55+, severely disabled, or affected by disasters to transfer their existing assessed value to a new home anywhere in California, up to three times. The replacement home can be of equal or greater value.
What is Mello-Roos and how do I check for it?
Mello-Roos is a special tax for infrastructure financing in newer developments, typically 0.5–1.5% on top of base property tax. Check the title report or pull the property's tax bill before closing — Mello-Roos is disclosed but easy to overlook in cost projections.
Does California have a homestead exemption?
Yes, the homeowner's exemption reduces assessed value by $7,000 (saving roughly $70 per year) for primary residences. It's small relative to other states but stacks with senior, veteran, and disabled exemptions where applicable.
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People also ask
Why are some California neighbors paying very different property tax?
Because Prop 13 freezes the assessed value at the year of purchase. A neighbor who bought in 1990 may pay $2,500/year on a home now worth $1.5M, while the buyer next door who closed last year pays $15,000/year. Same house, very different bills.
Will my California property tax go up if I remodel?
New construction triggers reassessment of the new portion only — adding a bedroom resets that bedroom's value to current market, not the whole house. Like-for-like maintenance (replacing a roof, repainting) does not trigger reassessment.
How does Prop 19 affect inherited property?
Children inheriting a parent's home now face reassessment unless they make it their primary residence within one year, and even then only the first $1M of value above the parent's assessed value is excluded. This significantly changed estate planning for California real estate.
Real-world scenarios
Long-term owner contemplating a downsize
If you've owned for 20+ years, your assessed value may be a small fraction of market value. Selling and buying smaller in the same area can paradoxically increase your property tax. Prop 19's portability rules (for 55+) mitigate this — file the transfer paperwork explicitly, it doesn't happen automatically.
Buying a home with Mello-Roos
Newer developments in Riverside, Sacramento, and parts of San Diego County often carry Mello-Roos. Pull the actual current tax bill on the property — listings sometimes report base property tax only, omitting Mello-Roos. The real bill can be $400–$800/month higher than the listing implies.
Inheriting a parent's home under Prop 19
Decide within one year whether to make it your primary residence. If yes, file the parent-child exclusion paperwork to retain the lower assessed value (subject to the $1M cap above parent's assessed value). If no, expect reassessment to current market value — which can multiply the tax bill 5x or more for long-held parental homes.