If you’re buying a home in the Bay Area, you’ve probably asked one of the most common (and important) questions:
“What are the typical property tax rates and annual costs by county?”
It’s an excellent question — because in California, your property tax bill isn’t just about the purchase price. It’s also shaped by local assessments, bond measures, and special district taxes that vary widely from one county (and even neighborhood) to another.
Let’s break down what you can expect across major Bay Area counties.
The Big Picture: How California Property Taxes Work
Under Proposition 13, California limits your base property tax to 1% of the home’s assessed value at the time of purchase. From there, every county adds voter-approved measures and local taxes, which typically raise the total rate to somewhere between 1.1% and 1.6% of your purchase price.
Reassessments occur when you buy, sell, or make major improvements. Annual increases in assessed value are capped at 2% per year, keeping your taxes relatively stable as long as you own your home.
Typical Property Tax Rates By County (2024 Estimates)
| County | Typical Range | Example Annual Cost (On $1.5M Home) | Notes |
|---|---|---|---|
| Santa Clara County | 1.15% – 1.25% | $17,250 – $18,750 | Los Gatos, San Jose, Cupertino, and surrounding cities often include school and infrastructure bonds. |
| San Mateo County | 1.10% – 1.25% | $16,500 – $18,750 | Highly stable rates; excellent schools often mean additional bond assessments. |
| Alameda County | 1.20% – 1.35% | $18,000 – $20,250 | East Bay communities may add city-based taxes for parks, fire, or sewer services. |
| Contra Costa County | 1.15% – 1.35% | $17,250 – $20,250 | Slightly higher in newer developments or special districts. |
| San Francisco County | 1.17% | $17,550 | Includes city-wide bond measures but fairly consistent across districts. |
| Marin County | 1.00% – 1.18% | $15,000 – $17,700 | Generally among the lowest effective rates in the Bay Area. |
| Sonoma County | 1.05% – 1.25% | $15,750 – $18,750 | Varies between wine country communities based on local schools and infrastructure. |
🗓️ Bay Area Property Tax Rate Overview — 2025 Estimates
| County | Typical Effective Rate (2025) | Notable 2025 Updates | Comments |
|---|---|---|---|
| Santa Clara County | 1.16 % – 1.27 % | Slight uptick from additional school‑bond measures in San Jose Unified & Los Gatos Union districts. | Expect average bills of $17,400 – $19,050 per $1.5M home. |
| San Mateo County | 1.12 % – 1.25 % | Marginal increases from infrastructure and safety bonds (approved Nov 2024). | Still among the more stable counties. |
| Alameda County | 1.21 % – 1.37 % | East Bay parcels reflecting new fire‑protection assessments in Union City & Castro Valley. | Average $18,150 – $20,550 / $1.5M. |
| Contra Costa County | 1.18 % – 1.36 % | New community‑park bonds in San Ramon Valley districts. | Slight increases in newer developments. |
| San Francisco County | 1.18 % – 1.19 % | Minimal change; fiscal 2025 general‑obligation bonds steady. | Roughly $17,700 / $1.5M. |
| Marin County | 1.02 % – 1.20 % | Small variation tied to local school bonds in Mill Valley & Novato. | Still one of the lowest averages. |
| Sonoma County | 1.05 % – 1.26 % | New wildfire‑prevention district fees in certain zones. | Moderately higher for hillside properties. |
📈 2025 Trend Highlights
- Assessed‑Value Adjustment: State Board of Equalization’s inflation factor for 2025 is 1.037 (3.7%), meaning assessed values can increase by that amount unless ownership changes.
- New Local Measures: Several school and infrastructure bonds passed in late 2024; these added between 0.03 – 0.08 percentage points depending on district.
- Average Bay Area Effective Rate (2025): ≈ 1.20 %–1.28 %, up slightly from 2024’s baseline.
Other Costs To Keep In Mind
In addition to property taxes, Bay Area homeowners should budget for:
- Mello-Roos or Community Facility District (CFD) fees, often seen in newer neighborhoods
- Special assessments for schools, parks, or public safety
- Homeowners insurance, which can run higher in hillside or wildfire-prone areas
- HOA dues, if applicable
Together, these costs can add a few thousand dollars per year, depending on the property and location.
🧭 Pro Tip For Buyers
When you find a home you love, always review the Preliminary Title Report and Property Tax Bill (or request an estimate from your agent or escrow officer). These documents show the exact assessments and parcel-specific taxes, so you won’t be surprised by your first bill.
The Bottom Line
While average property tax rates seem similar across the Bay Area, the annual costs can vary by several thousand dollars depending on your city and local measures.
Working with a local real estate professional who understands how these factors affect your buying power can make a major difference — especially when comparing homes across county lines.