California Property Tax Calculator
Estimate your annual California property tax based on home value and local rates
California Calculator
Plan your property costs
Updated for 2025 with real California rates, brackets, and regulations
Thanks to Proposition 13 (1978), California property taxes are capped at 1% of the purchase price plus a maximum 2% annual increase in assessed value — regardless of how much the market value rises. This means a home bought for $400,000 in 2010 might be worth $1.2 million today but is only assessed at ~$530,000. County voters can add local bonds and assessments (typically 0.1-0.3%), and Mello-Roos districts in newer developments add further charges. This calculator shows your actual tax based on Prop 13 assessed value, not market value.
Calculate Your CA Tax
Annual Property Tax
$7,771
Monthly Tax
$648
Assessed Value (Prop 13)
$621,687
Current Market Value
$750,000
Prop 13 Savings/Year
$1,604
Total Rate (Los Angeles)
1.250%
Effective Rate on Market
1.036%
Breakdown
Insight
In Los Angeles County, your property tax is $7,771/year ($648/mo) at an effective rate of 1.250%. Thanks to Prop 13, your assessed value is $621,687 — $128,313 below market value. This saves you $1,604/year compared to being taxed at full market value. Note: Prop 19 (2021) limits parent-child transfers to primary residences and caps the exclusion at $1M in value increase.
AI Explanation
What This Means
Based on default inputs, the California Property Tax Calculator shows a annual property tax of $7,771. Key figures: Monthly Tax: $648, Assessed Value (Prop 13): $621,687, Current Market Value: $750,000, Prop 13 Savings/Year: $1,604, Total Rate (Los Angeles): 1.250%, Effective Rate on Market: 1.036%.
Key Insights
In Los Angeles County, your property tax is $7,771/year ($648/mo) at an effective rate of 1.250%. Thanks to Prop 13, your assessed value is $621,687 — $128,313 below market value. This saves you $1,604/year compared to being taxed at full market value. Note: Prop 19 (2021) limits parent-child transfers to primary residences and caps the exclusion at $1M in value increase.
What You Can Do
Enter your actual figures in the calculator above for a personalized breakdown. Consider consulting a tax professional for comprehensive planning, especially for complex situations involving multiple income sources or deductions.
Keep In Mind
This calculator provides estimates based on 2026 rates. Actual tax liability may vary based on credits, exemptions, and other factors not captured here. This is for educational purposes only and should not be considered tax advice.
How the California Property Tax Calculator Works
The California Property Tax Calculator uses 2026 tax rates, brackets, and deductions specific to California to provide you with an accurate estimate of your tax obligations. Unlike generic federal-only calculators, this tool accounts for the unique tax structure that California residents face.
Formula
Annual Tax = Original Purchase Price × (1.02^Years Owned) × (1% base + County Add-Ons + Mello-Roos)Simply enter your financial details above, and the calculator instantly computes your results using the latest available data. All calculations happen directly in your browser — your personal information is never sent to any server or stored anywhere.
Why Use a California-Specific Calculator?
State-Specific Rates
Uses real 2026 California tax brackets, rates, and thresholds — not generic national averages that miss state-level nuances.
Local Programs & Exemptions
Factors in California-specific programs, exemptions, and deductions that national calculators simply don't account for.
Instant & Private
All calculations run locally in your browser. No account required, no data stored, no waiting for results.
AI-Powered Explanations
Get a plain-English breakdown of your results with actionable insights you can actually use for financial planning.
What's Included
Prop 13 Assessment
Calculates actual assessed value based on purchase price and 2% annual cap
County-Level Rates
Includes county-specific add-ons for LA, SF, Orange, San Diego, and more
Market vs Assessed
Shows the gap between market value and Prop 13 assessed value
Frequently Asked Questions
How does Proposition 13 affect my property tax?
Prop 13 limits your property tax to 1% of the purchase price (not market value) and caps annual assessment increases at 2%. If you bought a home for $500K that's now worth $1M, you're still taxed on roughly $500K + 2%/year increases.
What is a Mello-Roos district?
Mello-Roos is a special tax district (Community Facilities District) that funds infrastructure in newer developments. It can add $2,000-$10,000+ per year on top of your base property tax and is NOT limited by Prop 13.
Can I transfer my Prop 13 base to a new home?
Proposition 19 (2021) allows homeowners over 55, disabled persons, or wildfire victims to transfer their Prop 13 tax base anywhere in California up to 3 times. Parent-child transfers are now limited to primary residences with a $1M value cap.
What is the average property tax rate in California?
The effective rate averages 0.71% of market value statewide — among the lowest in the nation thanks to Prop 13. However, actual rates on assessed value are typically 1.1-1.3% when including county bonds and assessments.
When is my California property tax due?
California property tax is paid in two installments: the first half is due November 1 (delinquent December 10), and the second half is due February 1 (delinquent April 10).
Important Information for California Residents
Tax laws in California can change annually. This calculator is updated regularly to reflect the latest 2026 rates and regulations, but you should always verify important financial decisions with a qualified California tax professional or CPA.
This tool is designed for informational and educational purposes. While we strive for accuracy using official California Department of Taxation data, the results should be used as estimates for planning purposes only. Your actual tax liability may differ based on credits, special circumstances, and legislative changes that occur after our last update.
For filing deadlines, payment schedules, and official forms, visit the California Department of Taxation and Finance website. If you have complex tax situations involving multiple states, business income, or significant investment gains, professional guidance is recommended.
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