Los Banos, Merced County, California Property Taxes
Property Taxes in Los Banos, California
Median Los Banos, California effective property tax rate: 1.19%, significantly higher than the national median of 1.02%, and slightly lower than the California state median of 1.21%.
Median Los Banos, California home value: $300,324
Median annual Los Banos, California tax bill: $3,465, $1,065 higher than the national median property tax bill of $2,400.
How are property taxes in Merced calculated?
Property taxes in Los Banos, California are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding Los Banos's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Los Banos, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Los Banos, Merced County, California Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.19%
Estimate Property Tax Bill
$3,574
$3,316
How Does the Los Banos Property Tax Calculator Work?
Use this Los Banos property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Los Banos's median effective tax rate of 1.19% — based on actual property records in Merced County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local appraisal district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Los Banos's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.
Your bill may vary by ZIP code within Los Banos: rates range from 1.19% in 93635 to 1.19% in 93635, primarily due to differences in school district levies and local assessment districts.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Los Banos.
About Los Banos Property Taxes
About Property Taxes in Los Banos, Merced, California
Los Banos’s median effective property tax rate of 1.19% is lower than the California state median of 1.21% and higher than the national median of 1.02%. This rate reflects the Merced County base levy combined with local school district levies and other local assessments that can affect what homeowners pay.
Property tax rates are not uniform across Los Banos. Homeowners in ZIP code 93635 carry a median effective rate of 1.19%, and the same ZIP also reflects a median tax bill of $3,465. That consistency shows how local boundaries and assessed values shape property taxes within the city.
Los Banos homeowners who believe their assessed value is too high can file a formal appeal with the county Tax Assessor before the November 30, 2026 deadline each year.
If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.
Property Tax Rates Across Los Banos, Merced County, California
As noted earlier, local government entities set tax rates, which can vary widely within a state.
Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.
While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.
Below, you can compare Los Banos's effective property tax rate to other cities in California and the median property tax rates in California and the U.S.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Los Banos Tax Rate
1.19%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Merced County Tax Rate
1.07%
Median Effective California Tax Rate
1.21%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Los Banos, Merced County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 93635 | 1.06% | 1.11% | 1.19% | 1.32% | 1.44% |
Source: Ownwell
Property Tax Assessment Values Across Los Banos, Merced County, California
When examining property taxes in Los Banos, California, understanding the distinction between "market value" and "assessed value" is crucial.
The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Merced County appraisal district estimates the market value for tax purposes.
The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
Assessment notices:
In Merced County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of July.
Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. For example, the median home price in Los Banos is $300,324, with tax bills ranging significantly across the county. 93635 has the highest median home price at $300,324.
Property Tax Assessment Values Across Los Banos, Merced County, California
Source: Ownwell
$51,121
$175,723
$300,324
Median Los Banos Market Value
$300,324
Median Merced County Market Value
$239,144
Median California Market Value
$427,605
Median United States Market Value
$235,294
Property Tax Assessment Values Across Los Banos, Merced County, California
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 93635 | $116,028 | $178,345 | $300,324 | $421,063 | $508,889 |
Source: Ownwell
Property Tax Bills Across Los Banos, Merced County, California
Property tax bills in Los Banos are based on the assessed value of a home, not its market price alone. The county determines the taxable value, and that figure is then used to calculate the bill. Factors such as local tax rates, voter-approved levies, and any applicable exemptions can affect the final amount homeowners owe.
With a median home price of $300,324, property taxes can represent a meaningful annual expense for homeowners. The median tax bill in the area is $3,465, which is above the national median property tax bill of $2,400 and higher than the national median property tax rate of 1.02%. Bills in the city also vary widely, with the 25th percentile at $2,203 and the 75th percentile at $5,019.
For homeowners, this means two similar homes can have very different tax bills depending on their assessed value and location. Understanding how the bill is calculated can help homeowners better anticipate costs and identify whether they may be paying more than expected.
Median Los Banos Tax Bill
$3,465
Median Merced County Tax Bill
$2,601
Median California Tax Bill
$5,134
Median United States Tax Bill
$2,400
Property Tax Bills Across Los Banos, Merced County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 93635 | $1,306 | $2,203 | $3,465 | $5,019 | $6,532 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Property Valuation Date | January 1 |
| Appeal Deadline | November 30 |
| Tax Bill | |
| Issued | October 1 |
| Due Date #1 | December 10 |
| Due Date #2 | April 10 |
Links | |
|---|---|
| Merced Tax Assessor | |
| Website | common3.mptsweb.com |