California Property Tax Estimator (East Bay & Tracy)

California's Prop 13 caps the base property tax at 1% of assessed value plus local voter-approved bonds — typically landing between 1.1% and 1.3% in the cities I serve. The catch: newer communities often add Mello-Roos/CFD assessments on top, which can push effective rates toward 1.6%–2% in places like Mountain House, Tracy Hills, and parts of East Dublin.

Buyers coming from older housing stock are often surprised by the difference. Estimate below, and remember the supplemental tax bill (explained under the calculator) that arrives in your first year.

Purchase Price

City / Community

Estimated effective rate—

Estimated annual property tax—

Monthly (for payment budgeting)—

Estimates only — not financial, tax, or lending advice. See methodology below.

HOW IT WORKS

Methodology & Assumptions

Rates shown are typical effective rates (1% Prop 13 base + local bonds, plus representative CFD/Mello-Roos where noted) and vary parcel by parcel — two streets in the same city can differ meaningfully. Before you write an offer, I pull the actual tax bill and any special assessments for the specific parcel. Also budget for the one-time supplemental tax bill: the county reassesses at your purchase price and bills you for the difference from the seller's old assessed value, prorated for your first year — it arrives months after closing and is NOT paid by your impound account by default.

More tools: How much house can I afford? · Should I buy or keep renting? · What will I pay at closing? · How long until I can buy?

FREQUENTLY ASKED

Common Questions

What is Mello-Roos and do I have to pay it?+

Mello-Roos (CFD) assessments fund infrastructure and schools in newer communities and are added to the regular tax bill, typically for 25–40 years. They're disclosed during escrow — and they're a key part of comparing a new home in Mountain House against an older one in Tracy.

What is the supplemental tax bill?+

After you buy, the county reassesses the home at your purchase price and sends a one-time catch-up bill for the difference from the seller's assessed value, prorated to your purchase date. First-year buyers should set aside funds for it.

Does Prop 19 affect me?+

Prop 19 mainly affects transfers between family members and lets eligible homeowners 55+ carry their low assessed value to a new California home. If either applies to you, talk to a tax professional — the savings can be substantial.

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