Mono County, California Property Taxes
Property Taxes in Mono County, California
Median Mono County effective property tax rate: 1.16%, significantly higher than the national median of 1.02%.
Median Mono County home value: $402,541
Median annual Mono County tax bill: $4,749, $2,349 higher than the national median property tax bill of $2,400.
How are property taxes in Mono County calculated?
Property taxes in Mono County 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 your county's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Mono County or another part of Mono County, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Mono County, California Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.16%
Estimate Property Tax Bill
$4,669
$4,333
How Does the Mono County Property Tax Calculator Work?
Use this Mono County property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Mono County's median effective tax rate of 1.16% to generate your estimate.
Enter your property's estimated assessed value — the figure used for tax purposes, which is typically lower than market value after applicable exemptions. Our calculator uses the median effective rate for a more accurate estimate than the statutory millage rate alone.
Your actual bill may vary based on your specific exemptions, local school district levies, and any special assessment districts that apply to your property. Mono County's median property tax rate is higher than the California median tax rate of 1.21%, and the median property tax bill of $4,749 is higher than the national median property tax bill of $2,400 by $2,349.
For a more precise estimate, scroll down to explore city and ZIP code-level tax rate trends across Mono County.
Property Tax Rates Across Mono County, California
What Are Effective Property Tax Rates Across Mono County?
Local government entities set tax rates, which vary widely across Mono County. Each year, the county estimates its budget for public services and divides that total by the assessed value of all taxable property within its jurisdiction.
Below, compare Mono County's effective property tax rate to other counties in California or the U.S. median of 1.02%.
Mono County's median effective rate stands at 1.16%, which is higher than the national median of 1.02%. Within Mono County, the highest rate is found in Mammoth Lakes at 1.16%, while Benton has the lowest at 1.09%.
These variations reflect differences in local school district levies, Mello-Roos Community Facility Districts assessments, and special district bonds — which compound the base county rate.
Our median effective property tax rate (tax bill Ă· 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 Mono County Tax Rate
1.16%
Our median effective property tax rate (tax bill Ă· 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 California Tax Rate
1.21%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Mono County, California
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Benton | 1.06% | 1.07% | 1.09% | 1.15% | 1.22% |
| Bishop | 1.07% | 1.08% | 1.11% | 1.17% | 1.31% |
| Bridgeport | 1.07% | 1.09% | 1.10% | 1.12% | 1.18% |
| Coleville | 1.06% | 1.07% | 1.10% | 1.16% | 1.39% |
| Crowley Lake | 1.13% | 1.13% | 1.14% | 1.16% | 1.23% |
| Hammil Valley | 1.07% | 1.08% | 1.09% | 1.11% | 1.14% |
| June Lake | 1.08% | 1.09% | 1.10% | 1.13% | 1.22% |
| Lee Vining | 1.07% | 1.08% | 1.10% | 1.12% | 1.26% |
| Mammoth Lakes | 1.14% | 1.15% | 1.16% | 1.19% | 1.32% |
| Toms Place | 1.13% | 1.13% | 1.14% | 1.26% | 1.49% |
| Topaz | 1.07% | 1.07% | 1.10% | 1.12% | 1.24% |
| Chalfant | N/A | N/A | N/A | N/A | N/A |
| Chalfant Valley | N/A | N/A | N/A | N/A | N/A |
| Mono City | N/A | N/A | N/A | N/A | N/A |
| Ranchita | N/A | N/A | N/A | N/A | N/A |
| Swall Meadows | N/A | N/A | N/A | N/A | N/A |
| Walker | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Mono County, California
When examining property taxes in Mono County, 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 Mono County Assessor 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 Mono County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of August.
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. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Mono County.
For example, the median tax bill in Mono County is $4,749, compared with the national median property tax bill of $2,400. Tax bills range significantly across the county, with the 25th percentile at $2,716, the 75th percentile at $7,776, and the 90th percentile at $12,202. Toms Place has the highest median home price at $616,931.
Property Tax Assessment Values Across Mono County, California
Source: Ownwell
$156,192
$386,562
$616,931
Median Mono County Market Value
$402,541
Median California Market Value
$427,605
Median United States Market Value
$235,294
Property Tax Assessment Values Across Mono County, California
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Benton | $48,981 | $84,812 | $156,192 | $271,636 | $380,275 |
| Bishop | $137,330 | $213,824 | $348,534 | $472,933 | $670,909 |
| Bridgeport | $72,628 | $124,585 | $220,000 | $342,728 | $496,848 |
| Coleville | $38,335 | $84,529 | $159,893 | $251,180 | $348,880 |
| Crowley Lake | $174,487 | $330,582 | $463,489 | $687,588 | $861,900 |
| Hammil Valley | $182,994 | $233,377 | $348,022 | $522,098 | $618,787 |
| June Lake | $154,476 | $229,729 | $368,768 | $613,906 | $852,179 |
| Lee Vining | $68,493 | $156,301 | $243,555 | $356,271 | $534,407 |
| Mammoth Lakes | $147,552 | $267,812 | $447,960 | $720,218 | $1,108,316 |
| Toms Place | $327,526 | $447,215 | $616,931 | $908,954 | $1,512,971 |
| Topaz | $51,596 | $92,648 | $173,399 | $288,144 | $464,151 |
| Chalfant | N/A | N/A | N/A | N/A | N/A |
| Chalfant Valley | N/A | N/A | N/A | N/A | N/A |
| Mono City | N/A | N/A | N/A | N/A | N/A |
| Ranchita | N/A | N/A | N/A | N/A | N/A |
| Swall Meadows | N/A | N/A | N/A | N/A | N/A |
| Walker | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Mono County, California
Property tax bills in Mono County are based on the assessed value of a home and the local tax rate, so a higher market value usually leads to a larger bill. The county’s median home price is $402,541, which helps explain why many homeowners see bills that vary widely from one property to another. Local tax bills are also shaped by where the home is located within the county, since different communities can have very different outcomes.
For example, the highest median tax bill is $7,448 in Toms Place, while the lowest median tax bill is $1,679 in Benton. Across the county, the 25th percentile tax bill is $2,716, the 75th percentile is $7,776, and the 90th percentile reaches $12,202. Compared with the national median property tax bill of $2,400, many Mono County homeowners pay more than the typical U.S. homeowner. That can make property taxes a significant part of homeownership costs and a major factor in monthly budgeting.
Median Mono County Tax Bill
$4,749
Median California Tax Bill
$5,134
Median United States Tax Bill
$2,400
Property Tax Bills Across Mono County, California
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Benton | $573 | $1,021 | $1,679 | $3,042 | $4,748 |
| Bishop | $1,457 | $2,502 | $3,994 | $5,622 | $7,649 |
| Bridgeport | $730 | $1,369 | $2,453 | $3,855 | $5,536 |
| Coleville | $380 | $935 | $1,833 | $2,841 | $3,808 |
| Crowley Lake | $1,848 | $3,464 | $5,237 | $7,850 | $10,377 |
| Hammil Valley | $2,039 | $2,520 | $3,749 | $5,781 | $6,648 |
| June Lake | $1,763 | $2,667 | $4,275 | $6,868 | $9,482 |
| Lee Vining | $573 | $1,504 | $2,728 | $4,044 | $5,816 |
| Mammoth Lakes | $1,666 | $3,180 | $5,300 | $8,644 | $13,343 |
| Toms Place | $4,303 | $5,648 | $7,448 | $10,281 | $17,092 |
| Topaz | $300 | $726 | $1,811 | $3,070 | $5,191 |
| Chalfant | N/A | N/A | N/A | N/A | N/A |
| Chalfant Valley | N/A | N/A | N/A | N/A | N/A |
| Mono City | N/A | N/A | N/A | N/A | N/A |
| Ranchita | N/A | N/A | N/A | N/A | N/A |
| Swall Meadows | N/A | N/A | N/A | N/A | N/A |
| Walker | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | September 15 |
Links | |
|---|---|
| Mono Tax Assessor | |
| Website | common1.mptsweb.com |