Mortgage vs free-and-clear medians
- With mortgage
- $5,839/yr
- Without mortgage
- $3,825/yr
- Gap
- $2,014
Statewide · Property tax · ACS 2024
California Property Taxes
The average California homeowner pays $5,124 a year at an effective rate of 0.70%. That bill is 157% above the U.S. median bill. Compare 58 counties below.
- $5,124
- Avg median tax
- 0.70%
- Effective rate
- #34 of 51
- U.S. rank (burden)
- 58
- Counties
California homeowners pay a median of $5,124 a year in property tax, an effective rate of 0.70%, the 34th-highest burden of 51 U.S. jurisdictions (50 states and DC).
According to the U.S. Census Bureau's American Community Survey (2024), the median California homeowner pays $5,124 a year on a home worth $734,700, an effective rate of 0.70%. The bill runs 157% above the $1,993 national median, while the rate sits 24% below it; high home values pull them apart. County medians range $1,561 (Modoc County) to $10,001 or more, the Census ceiling that 2 counties report across 58 counties.
What the statewide average misses
County medians in California run from $1,561 in Modoc County to $10,001 or more, the Census ceiling that 2 counties report. That range is why a statewide figure is a starting point, not a parcel-level estimate.
- $1,561–$10,001 or more, the Census ceiling that 2 counties report
- County median-bill range
- 0.71%
- Home-weighted county rate
- 63%
- Homes in the eight largest counties
County medians come from U.S. Census Bureau ACS 5-Year Estimates · 2024. The statewide effective rate in the hero is median tax divided by median home value.
Collector rank · FY2024
California is a top-tier collector of U.S. state-and-local property tax
#1 of 51 · 13.5% of U.S. collections
In Census FY2024, California's state and local governments collected $98.1B in property tax - 13.5% of the U.S. total (#1 of 51).
Spread across 7,567,568 owner-occupied homes, that haul is about $12,961 per home - 2.5× the ACS median homeowner bill of $5,124. The gap is expected: LF0009 covers all taxable property (including commercial and other non-household parcels), while the ACS median is a household figure.
Source: U.S. Census Bureau, Annual Survey of State and Local Government Finances, FY2024, series LF0009 (property tax), government level State and Local (GOVTYPE 001). Amounts are published in thousands of dollars. This is a government-revenue series, not tax, legal, or financial advice, and not a substitute for the ACS homeowner median bill above.
ACS tenure & reporting signals · 2024
Mortgage tenure and zero-tax reporting in California
These sub-topics sit on dedicated research and guide pages fleet-wide; here they are computed for California from the same ACS tables that power county medians above.
Owners reporting no tax
- All owner-occupied
- 7.1%
- With mortgage
- 2.0%
- Sample (owned homes)
- 2,469,964
ACS reports what households paid, not approved exemptions. Exemption guide
County effective-rate spread
Published medians span 0.58% in Trinity County to 0.88% in Kern County - a 0.30 percentage-point gap across 58 counties.
Appeal guide for when a parcel sits above its county median.
Source: U.S. Census Bureau American Community Survey 5-Year Estimates (2024), Table B25087 (mortgage status medians) and county tax_distribution aggregates (zero-tax reporting shares). Informational only, not tax or legal advice.
The average median property tax in California is $5,124/year, which is 157% above the national average of $1,993. The average effective tax rate is 0.70% on a median home value of $734,700. Taxes range from $1,561 in Modoc County to $10,001 or more, the Census ceiling that 2 counties report.
Read the state signal first
What the data changes in California
A rate compares places with different home values. The annual bill shows a typical dollar amount. County spread shows why neither is a parcel estimate.
The clearest local difference
Home values amplify the dollar bill
The median California home is $734,700, compared with $227,791 nationally. This helps explain why two places with similar effective rates can still produce different annual dollar bills.
This page is for informational purposes only and is not tax, legal, or financial advice. Figures describe median homeowner households reported to the Census Bureau. Individual bills can differ with assessed value, exemptions, special districts, and local overlays. Confirm current rates with your county assessor or a qualified professional before making a decision.
State Average vs National Average
Median Annual Tax
$5,124
+157% vs US avg
Median Home Value
$734,700
+223% vs US avg
Effective Tax Rate
0.70%
-24% vs US avg
Rate-band peers near California
Nearest ACS 2024 jurisdictions by effective rate (not geography). Each row names another state so California's 0.70% rate is read against real neighbors such as New Mexico and Mississippi.
| Peer state | Effective rate | Vs California | Median bill |
|---|---|---|---|
| New Mexico Also open New Mexico for county spread | 0.70% | New Mexico nearly matches California | $1,731 |
| Mississippi Also open Mississippi for county spread | 0.72% | Mississippi nearly matches California | $1,215 |
| Montana Also open Montana for county spread | 0.72% | Montana nearly matches California | $2,693 |
| Virginia Also open Virginia for county spread | 0.73% | Virginia nearly matches California | $2,790 |
| Indiana Also open Indiana for county spread | 0.74% | Indiana nearly matches California | $1,614 |
| North Carolina Also open North Carolina for county spread | 0.66% | North Carolina nearly matches California | $1,896 |
Nationwide states with similar effective rate & median bill
Two PlainPropertyTax-derived comparison paths for California, excluding California itself so the link neighborhoods are not self-referential. Median-bill peers exclude the effective-rate peer set so the two axes stay disjoint.
Similar effective rate
Nearest other states by ACS effective rate. California: 0.70%.
Similar median bill
Nearest other states by ACS median annual tax. California: $5,124/yr. Rate peers are excluded so the two link sets stay distinct.
Where California sits among U.S. jurisdictions
Effective property tax rate (median tax ÷ median home value) across the 50 states and DC, ACS 2024.
Where California sits among U.S. jurisdictions
Effective rate · ACS 2024 · 50 states and DC
0.70% Among the more affordable rates more affordable than 65% of 51 U.S. jurisdictions
Show national distribution
Each bar is a band; taller bars hold more U.S. jurisdictions. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau, ACS 5-Year Estimates · 2024
California has a higher effective property tax rate than 34% of U.S. jurisdictions (the 50 states and DC), ranking #34 of 51 for property tax burden. Rate neighbors: New Mexico (0.70%, nearly level); Mississippi (0.72%, nearly level); Montana (0.72%, nearly level).
What California's biggest counties actually charge
Effective rate in the eight California counties holding the most owner-occupied homes, ordered largest first (highlighted) and together holding 63% of the state's. ACS 2024.
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates (2024). Counties ordered by owner-occupied housing units (B25003_002E), not by resident population.
California's median county rate is 0.70%, but that figure counts every county equally. Weight each county by how many owner-occupied homes it actually holds and the rate a typical California homeowner faces is 0.71%, close to the plain median, so California's larger counties are not unusual for the state.
Top 5 Lowest Tax Counties
Top 5 Highest Tax Counties
2 counties in California report the Census ceiling of $10,001 and are tied rather than ranked; effective rate is not capped.
Tax Affordability Score
8.4
Very Affordable
Based on the average effective tax rate of 0.70% compared to the national average of 0.92%. California has below-average property tax rates, making it a more affordable state for homeowners.
Very Expensive Very Affordable
How this score is calculated: a 1-10 scale from California's 0.70% vs the national 0.92% - read beside New Mexico and Mississippi before treating the score as band-typical. A ratio at or below 0.5× scores 10, at or above 2.0× scores 1, linear between. Census figures only, not a recommendation or endorsement.
Counties in California by tax bill
Ranked from highest median annual bill downward across 58 measured counties. Gold/silver/bronze mark the top three list positions; effective rate is the focal comparison when home values differ. 2 counties report the Census ACS ceiling of $10,001 and are tied rather than strictly ordered.
| # | County | Median tax | Eff. rate | Home value |
|---|---|---|---|---|
| 1 | Marin County | $10,001 | 0.66% | $1,507,300 |
| 2 | Santa Clara County | $10,001 | 0.67% | $1,490,600 |
| 3 | San Francisco County | $9,862 | 0.71% | $1,394,500 |
| 4 | San Mateo County | $9,519 | 0.61% | $1,559,600 |
| 5 | Alameda County | $8,474 | 0.78% | $1,090,100 |
| 6 | Contra Costa County | $7,156 | 0.83% | $866,800 |
| 7 | Santa Cruz County | $6,538 | 0.64% | $1,027,500 |
| 8 | San Benito County | $6,441 | 0.81% | $793,400 |
| 9 | Orange County | $6,330 | 0.66% | $962,600 |
| 10 | Napa County | $5,995 | 0.69% | $869,500 |
| 11 | Placer County | $5,812 | 0.84% | $688,100 |
| 12 | San Diego County | $5,774 | 0.68% | $854,700 |
| 13 | Sonoma County | $5,695 | 0.70% | $815,500 |
| 14 | Los Angeles County | $5,675 | 0.68% | $834,200 |
| 15 | San Luis Obispo County | $5,636 | 0.68% | $824,700 |
| 16 | Ventura County | $5,574 | 0.68% | $822,700 |
| 17 | Santa Barbara County | $5,103 | 0.65% | $790,700 |
| 18 | Monterey County | $4,910 | 0.63% | $781,000 |
| 19 | El Dorado County | $4,753 | 0.70% | $679,900 |
| 20 | Yolo County | $4,749 | 0.77% | $620,700 |
| 21 | Nevada County | $4,694 | 0.75% | $621,800 |
| 22 | Solano County | $4,621 | 0.75% | $617,700 |
| 23 | Alpine County | $4,530 | 0.77% | $590,200 |
| 24 | Riverside County | $4,348 | 0.78% | $557,300 |
| 25 | Mono County | $4,177 | 0.65% | $639,400 |
| 26 | San Joaquin County | $3,960 | 0.75% | $530,700 |
| 27 | Sacramento County | $3,921 | 0.73% | $534,200 |
| 28 | Mendocino County | $3,545 | 0.69% | $512,200 |
| 29 | San Bernardino County | $3,538 | 0.70% | $505,000 |
| 30 | Calaveras County | $3,319 | 0.73% | $457,200 |
| 31 | Sutter County | $3,268 | 0.75% | $433,500 |
| 32 | Stanislaus County | $3,216 | 0.71% | $450,100 |
| 33 | Amador County | $3,172 | 0.71% | $449,800 |
| 34 | Yuba County | $3,071 | 0.74% | $412,300 |
| 35 | Kern County | $2,984 | 0.88% | $338,300 |
| 36 | Butte County | $2,951 | 0.69% | $424,700 |
| 37 | Tuolumne County | $2,864 | 0.66% | $433,200 |
| 38 | Fresno County | $2,861 | 0.74% | $388,800 |
| 39 | Humboldt County | $2,858 | 0.64% | $446,900 |
| 40 | Madera County | $2,756 | 0.70% | $393,200 |
| 41 | Merced County | $2,634 | 0.67% | $391,800 |
| 42 | Inyo County | $2,576 | 0.74% | $348,700 |
| 43 | Shasta County | $2,542 | 0.69% | $366,400 |
| 44 | Plumas County | $2,537 | 0.70% | $360,200 |
| 45 | Colusa County | $2,426 | 0.62% | $393,400 |
| 46 | Kings County | $2,425 | 0.75% | $324,300 |
| 47 | Imperial County | $2,394 | 0.77% | $309,600 |
| 48 | Mariposa County | $2,377 | 0.61% | $387,900 |
| 49 | Lake County | $2,369 | 0.73% | $324,300 |
| 50 | Tulare County | $2,318 | 0.70% | $330,100 |
| 51 | Sierra County | $2,279 | 0.69% | $331,900 |
| 52 | Glenn County | $2,263 | 0.64% | $352,400 |
| 53 | Tehama County | $2,118 | 0.62% | $339,600 |
| 54 | Del Norte County | $2,099 | 0.61% | $342,000 |
| 55 | Siskiyou County | $1,973 | 0.64% | $309,500 |
| 56 | Lassen County | $1,923 | 0.72% | $265,300 |
| 57 | Trinity County | $1,888 | 0.58% | $325,800 |
| 58 | Modoc County | $1,561 | 0.69% | $224,700 |
Frequently Asked Questions
What is the median home value in California? ▼
The median home value across California is $734,700, compared to $227,791 nationally. Home values directly impact property tax bills since taxes are assessed as a percentage of property value.
How does California compare to the national average? ▼
California property taxes are 157% above the national average. Homeowners here pay a median of $5,124 per year compared to $1,993 nationally.
What is the average property tax in California? ▼
The average median property tax paid in California is $5,124 per year, based on ACS 2024 data. The average effective tax rate is 0.70%.
Which county in California has the lowest property taxes? ▼
Modoc County has the lowest median property tax in California at $1,561 per year with an effective rate of 0.69%. The highest is a 2-way tie at the Census ceiling of $10,001, which the ACS publishes as an at-or-above bound rather than an exact median.
How large is California's share of U.S. property-tax collections? ▼
In Census FY2024, California's state and local governments collected $98.1B in property tax - 13.5% of the U.S. total (#1 of 51). Spread across 7,567,568 owner-occupied homes, that haul is about $12,961 per home - 2.5× the ACS median homeowner bill of $5,124. The gap is expected: LF0009 covers all taxable property (including commercial and other non-household parcels), while the ACS median is a household figure.
Do homeowners with a mortgage pay more property tax in California? ▼
ACS 2024 medians show mortgaged owners pay $5,839/yr versus $3,825 for owners without a mortgage, a $2,014 gap. Our mortgage-gap research page ranks this spread against all states.
What share of California owners report paying no property tax? ▼
7.1% of owner-occupied homes in California report zero property tax on the ACS survey (2.0% among mortgaged owners). That is a reporting signal, exemptions, caps, or non-levying jurisdictions, not an exemption headcount.
How are property taxes calculated? ▼
Property taxes are calculated by multiplying the assessed value of a property by the local tax rate (mill rate). Rates vary by county, city, and school district. The effective tax rate shown here is the median tax paid divided by the median home value, which provides a standardized comparison across counties.
Can I appeal my property taxes in California? ▼
Yes. Every California homeowner has the right to appeal their property tax assessment. The process typically starts at your county assessor's office within 30-90 days of receiving your assessment notice. You can challenge the assessed value by providing comparable sales data, evidence of property condition, or errors in the assessment. See our guide on how to appeal property taxes for detailed steps.
What to do with California's numbers
Turn the ACS 2024 statewide medians into a county check, an estimate, or an appeal path.
- California's ACS 2024 median bill is $5,124/yr at 0.70% (157% above the U.S. median). Open any county below to see how far local bills sit from that statewide figure. County list
- Inside California, Modoc County posts the lowest median bill at $1,561/yr; Santa Clara County is highest at $10,001/yr. Open Modoc County
- Estimate a parcel bill at California's published effective rate, or read the state's assessment and appeal path before treating the statewide median as your budget. State estimator
Statewide medians average across 58 counties; your parcel's assessed value, exemptions, and local levies set the real bill. U.S. Census Bureau ACS · 2024.
Editorial standards and provenance
PlainPropertyTax is rendered directly from the U.S. Census Bureau's American Community Survey (ACS) 5-year estimates, no number is typed in by an editor. This page draws directly on the Census ACS state-level record for California. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error. Data current as of 2026-08-09.