San Mateo County, California Property Taxes
Property Taxes in San Mateo County, California
Median San Mateo County effective property tax rate: 1.23%, significantly higher than the national median of 1.02%.
Median San Mateo County home value: $810,000
Median annual San Mateo County tax bill: $9,758, higher than the national median property tax bill of $2,400.
How are property taxes in San Mateo County calculated?
Property taxes in San Mateo 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 San Mateo County or another part of San Mateo County, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
San Mateo County, California Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.23%
Estimate Property Tax Bill
$9,963
$9,245
$774
Average Annual Tax Savings
How Does the San Mateo County Property Tax Calculator Work?
Use this San Mateo County property tax calculator to estimate your annual tax bill. Enter your property's assessed value and our calculator applies San Mateo County's median effective tax rate of 1.23% — drawn from real transactions across the county — to generate your estimate.
Enter your property's estimated assessed value — the value the appraisal district assigns to your property, typically lower than market value after exemptions. Our calculator uses the median effective rate (actual bills divided by market value), which accounts for typical exemptions and is more accurate than applying the statutory millage rate directly.
Note: your assessed value reflects any exemptions you currently have. San Mateo County's median effective tax rate is higher than California's 1.21% median and well above the national median property tax rate of 1.02%. The county's median property tax bill is $9,758, which is $7,358 higher than the state median. Rates vary across San Mateo County — scroll down to explore city-level trends and find the rate specific to your area.
If your estimate is higher than expected, Ownwell can protest your San Mateo County assessment.
Property Tax Rates Across San Mateo County, California
What Are Effective Property Tax Rates Across San Mateo County?
Local government entities set tax rates, which vary widely across San Mateo 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 San Mateo County's effective property tax rate to other counties in California or the U.S. median of 1.02%.
San Mateo County's median effective rate stands at 1.23%, which is higher than the national median of 1.02%. Within San Mateo County, the highest rate is found in East Palo Alto at 1.47%, while Palomar Park has the lowest at 1.07%.
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 ÷ 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 San Mateo County Tax Rate
1.23%
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 California Tax Rate
1.21%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across San Mateo County, California
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Atherton | 1.05% | 1.07% | 1.09% | 1.16% | 1.35% |
| Belmont | 1.13% | 1.17% | 1.24% | 1.39% | 1.86% |
| Brisbane | 1.08% | 1.11% | 1.13% | 1.16% | 1.24% |
| Burlingame | 1.09% | 1.09% | 1.11% | 1.15% | 1.27% |
| Colma | 1.16% | 1.20% | 1.30% | 1.53% | 1.89% |
| Daly City | 1.14% | 1.18% | 1.25% | 1.37% | 1.63% |
| East Palo Alto | 1.22% | 1.28% | 1.47% | 1.85% | 3.32% |
| El Granada | 1.12% | 1.15% | 1.19% | 1.29% | 1.53% |
| Emerald Hills | 1.11% | 1.14% | 1.19% | 1.31% | 1.63% |
| Foster City | 1.10% | 1.13% | 1.15% | 1.18% | 1.26% |
| Half Moon Bay | 1.11% | 1.16% | 1.22% | 1.36% | 1.71% |
| Hillsborough | 1.14% | 1.18% | 1.25% | 1.41% | 1.83% |
| La Honda | 1.07% | 1.09% | 1.10% | 1.11% | 1.15% |
| Loma Mar | 1.07% | 1.09% | 1.10% | 1.14% | 1.27% |
| Menlo Park | 1.10% | 1.14% | 1.22% | 1.41% | 1.93% |
| Millbrae | 1.13% | 1.18% | 1.26% | 1.43% | 1.99% |
| Montara | 1.19% | 1.27% | 1.39% | 1.65% | 2.22% |
| Moss Beach | 1.21% | 1.28% | 1.40% | 1.62% | 2.08% |
| Pacifica | 1.22% | 1.27% | 1.36% | 1.58% | 2.22% |
| Palo Alto | 1.19% | 1.26% | 1.40% | 1.44% | 1.90% |
| Palomar Park | 1.05% | 1.06% | 1.07% | 1.07% | 1.08% |
| Pescadero | 1.07% | 1.09% | 1.10% | 1.13% | 1.24% |
| Portola Valley | 1.05% | 1.07% | 1.10% | 1.15% | 1.31% |
| Redwood City | 1.07% | 1.12% | 1.18% | 1.31% | 1.63% |
| San Bruno | 1.04% | 1.11% | 1.20% | 1.36% | 1.71% |
| San Carlos | 1.14% | 1.17% | 1.24% | 1.37% | 1.80% |
| San Gregorio | 1.05% | 1.07% | 1.08% | 1.10% | 1.28% |
| San Mateo | 1.17% | 1.23% | 1.34% | 1.57% | 2.09% |
| South San Francisco | 1.09% | 1.12% | 1.17% | 1.28% | 1.68% |
| Woodside | 1.05% | 1.06% | 1.08% | 1.12% | 1.20% |
| Broadmoor Vlg | N/A | N/A | N/A | N/A | N/A |
| Other | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
$774
Average Annual Tax Savings
Save on Your Property Taxes and More With Ownwell
Property Tax Assessment Values Across San Mateo County, California
When examining property taxes in San Mateo 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 San Mateo 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 San Mateo County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of October.
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 San Mateo County.
For example, the median tax bill in San Mateo County is $9,758, compared with the national median property tax bill of $2,400. Tax bills range significantly across the county, with Atherton at the highest median home price of $4,735,760.
Property Tax Assessment Values Across San Mateo County, California
Source: Ownwell
$462,344
$2,599,052
$4,735,760
Median San Mateo County Market Value
$810,000
Median California Market Value
$427,605
Median United States Market Value
$235,294
Property Tax Assessment Values Across San Mateo County, California
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Atherton | $667,854 | $1,807,950 | $4,735,760 | $9,175,186 | $15,511,693 |
| Belmont | $212,244 | $541,295 | $1,048,722 | $1,708,443 | $2,289,000 |
| Brisbane | $193,889 | $435,122 | $768,826 | $1,090,653 | $1,568,702 |
| Burlingame | $223,474 | $591,635 | $1,227,065 | $2,182,676 | $3,077,502 |
| Colma | $107,149 | $239,844 | $546,426 | $921,634 | $1,160,206 |
| Daly City | $127,026 | $295,822 | $540,092 | $870,122 | $1,179,000 |
| East Palo Alto | $87,262 | $250,864 | $462,344 | $861,080 | $1,104,879 |
| El Granada | $244,078 | $476,060 | $849,644 | $1,271,402 | $1,624,001 |
| Emerald Hills | $301,658 | $744,562 | $1,424,037 | $2,277,628 | $3,006,254 |
| Foster City | $259,901 | $506,608 | $879,462 | $1,391,294 | $1,902,732 |
| Half Moon Bay | $231,510 | $503,106 | $892,830 | $1,399,714 | $1,975,437 |
| Hillsborough | $725,030 | $1,660,530 | $3,278,104 | $5,013,684 | $7,083,970 |
| La Honda | $161,950 | $328,848 | $573,793 | $890,990 | $1,312,519 |
| Loma Mar | $113,816 | $269,426 | $467,332 | $816,519 | $1,059,904 |
| Menlo Park | $250,836 | $627,245 | $1,379,569 | $2,522,022 | $4,070,799 |
| Millbrae | $187,535 | $495,986 | $928,166 | $1,532,356 | $2,101,236 |
| Montara | $224,153 | $451,676 | $833,498 | $1,272,679 | $1,701,695 |
| Moss Beach | $273,802 | $489,159 | $865,162 | $1,267,840 | $1,683,000 |
| Pacifica | $118,077 | $313,600 | $625,179 | $1,004,424 | $1,333,874 |
| Palo Alto | $229,851 | $625,189 | $1,026,344 | $1,183,511 | $1,380,100 |
| Palomar Park | $330,336 | $661,603 | $1,260,702 | $2,238,344 | $2,869,678 |
| Pescadero | $83,713 | $260,911 | $601,320 | $1,098,216 | $2,075,661 |
| Portola Valley | $370,189 | $1,132,292 | $2,320,354 | $3,724,372 | $5,559,579 |
| Redwood City | $213,314 | $472,344 | $911,248 | $1,502,448 | $2,143,089 |
| San Bruno | $141,127 | $285,174 | $538,388 | $957,132 | $1,379,570 |
| San Carlos | $227,791 | $605,610 | $1,114,267 | $1,884,073 | $2,613,342 |
| San Gregorio | $99,333 | $314,649 | $888,694 | $1,635,552 | $2,221,742 |
| San Mateo | $190,499 | $428,368 | $815,504 | $1,392,234 | $2,007,931 |
| South San Francisco | $130,483 | $328,380 | $622,984 | $937,094 | $1,275,000 |
| Woodside | $440,096 | $1,222,424 | $2,765,743 | $5,280,818 | $9,725,072 |
| Broadmoor Vlg | N/A | N/A | N/A | N/A | N/A |
| Other | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
$774
Average Annual Tax Savings
Save on Your Property Taxes and More With Ownwell
Property Tax Bills Across San Mateo County, California
Property tax bills in San Mateo County are based on the assessed value of a home and the local tax rate, so a higher market value usually means a higher bill. With a median home price of $810,000, many homeowners face substantial annual costs. The tax bill can vary widely: the 25th percentile is $5,386, the 75th percentile is $16,107, and the 90th percentile reaches $25,649. That range shows how much location and assessed value can affect what homeowners pay.
Some areas see especially high bills, including Atherton, where the highest median tax bill is $48,785, while Loma Mar has the lowest median tax bill at $4,835. These differences can make it hard for homeowners to know whether their property tax bill is accurate.
Ownwell helps homeowners lower property taxes by reviewing assessed values, identifying potential savings, and handling the appeal process. If your home is overassessed, Ownwell can help you fight for a fairer bill and keep more money in your pocket.
Median San Mateo County Tax Bill
$9,758
Median California Tax Bill
$5,134
Median United States Tax Bill
$2,400
Property Tax Bills Across San Mateo County, California
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Atherton | $8,378 | $19,976 | $48,785 | $94,743 | $157,972 |
| Belmont | $3,895 | $7,221 | $12,566 | $19,268 | $25,237 |
| Brisbane | $2,310 | $4,941 | $8,528 | $12,089 | $17,184 |
| Burlingame | $2,756 | $6,466 | $13,226 | $23,165 | $32,825 |
| Colma | $2,004 | $3,758 | $7,215 | $10,788 | $13,843 |
| Daly City | $1,961 | $3,811 | $6,537 | $10,246 | $13,653 |
| East Palo Alto | $2,584 | $4,314 | $6,521 | $10,626 | $13,557 |
| El Granada | $3,545 | $5,994 | $9,813 | $14,049 | $17,883 |
| Emerald Hills | $4,920 | $9,646 | $16,620 | $25,645 | $33,191 |
| Foster City | $2,987 | $5,732 | $9,871 | $15,512 | $21,027 |
| Half Moon Bay | $2,577 | $5,796 | $10,247 | $15,652 | $21,725 |
| Hillsborough | $12,571 | $22,430 | $39,315 | $58,160 | $80,461 |
| La Honda | $1,795 | $3,537 | $6,104 | $9,442 | $14,062 |
| Loma Mar | $1,395 | $2,600 | $4,835 | $8,964 | $12,897 |
| Menlo Park | $4,713 | $8,572 | $16,394 | $28,393 | $44,312 |
| Millbrae | $3,656 | $6,713 | $11,410 | $17,578 | $23,565 |
| Montara | $4,799 | $7,174 | $11,312 | $16,131 | $20,822 |
| Moss Beach | $282 | $5,794 | $10,189 | $15,311 | $19,633 |
| Pacifica | $2,624 | $4,653 | $8,225 | $12,493 | $16,199 |
| Palo Alto | $4,024 | $7,668 | $14,905 | $16,314 | $18,010 |
| Palomar Park | $3,572 | $6,680 | $12,918 | $23,432 | $30,392 |
| Pescadero | $835 | $2,521 | $6,089 | $11,679 | $22,064 |
| Portola Valley | $4,426 | $12,518 | $24,816 | $39,080 | $58,623 |
| Redwood City | $3,043 | $5,798 | $10,417 | $16,545 | $23,224 |
| San Bruno | $2,188 | $3,645 | $6,518 | $11,035 | $15,322 |
| San Carlos | $3,956 | $7,959 | $13,434 | $21,483 | $28,935 |
| San Gregorio | $984 | $3,284 | $8,045 | $16,107 | $22,568 |
| San Mateo | $4,008 | $6,486 | $10,720 | $16,894 | $23,781 |
| South San Francisco | $2,072 | $4,040 | $7,111 | $10,423 | $13,895 |
| Woodside | $5,053 | $13,217 | $28,490 | $54,973 | $101,416 |
| Broadmoor Vlg | N/A | N/A | N/A | N/A | N/A |
| Other | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
$774
Average Annual Tax Savings
Save on Your Property Taxes and More With Ownwell
Want to lower your San Mateo County property taxes?
How Can I Lower My Property Taxes in San Mateo County?
Looking to reduce your San Mateo County property taxes? Ownwell is the leading property tax appeal company serving San Mateo County. We specialize in helping property owners in the San Mateo area and beyond lower their tax bills by working directly with the San Mateo County Assessment Appeals Board.
Through our tax monitoring service, we collect all necessary information to maximize your tax reductions. We navigate the complexities of the San Mateo County property tax appeal process and identify all available exemptions, so you don't have to.
Whether you are a homeowner, a real estate investor, or an asset manager, our local team at Ownwell has the expertise to assess your current property tax situation and find strategic opportunities for reducing your tax burden.
Property Tax Appeals in California
Property tax protests in San Mateo County begin when a homeowner believes the assessed value of a property is too high. The first step is to review the assessment notice and compare the county’s valuation with the home’s market value and condition. If the assessment seems inaccurate, the homeowner can file an appeal before the deadline of December 1, 2026.
The appeal process usually involves gathering evidence that supports a lower assessment. This may include recent comparable sales, photos showing property issues, repair estimates, or other records that help show the property was overvalued. The appeal is then reviewed by the Assessment Appeals Board, which listens to the case and considers the evidence from both the homeowner and the county.
During the hearing, the homeowner explains why the assessed value should be reduced, and the county’s Tax Assessor may present its own supporting information. The board then decides whether the assessment should stay the same or be lowered. If the appeal is successful, the property tax bill may be reduced. If the board does not agree, the assessment remains in place.
Ownwell can help homeowners navigate each step of the appeal process by reviewing the assessment, identifying potential savings, and preparing a strong case for the hearing. Support from Ownwell can make it easier to organize evidence, meet deadlines, and present a clear argument to the board. For homeowners facing a higher-than-expected assessment, an appeal can be an important way to seek a fairer property tax bill.
Exemptions in California
What property tax exemptions are available in San Mateo County?
San Mateo County homeowners may qualify for several property tax exemption programs, with the most important being the homeowners’ exemption for a primary residence. This exemption is designed for owner-occupied homes and can reduce the assessed value of a home for property tax purposes. To qualify, the property must be the homeowner’s principal residence, meaning it is the place they live most of the time. This exemption is especially valuable because it directly supports homeowners who live in their own homes rather than using the property as a rental or second home.
What other exemptions may apply?
Depending on eligibility, homeowners may also qualify for exemptions related to disability, veterans’ benefits, and other special circumstances. Each exemption has its own rules, and some are based on the homeowner’s status while others depend on how the property is used. Because these programs are separate, it is important to review each one individually to avoid missing savings.
How do homeowners apply?
Homeowners typically apply through the county assessor’s office by submitting the required exemption form and supporting documentation. Timing matters, so filing as soon as possible can help ensure the exemption is applied correctly.
How can Ownwell help?
Ownwell helps homeowners identify which exemptions they may qualify for, prepare the paperwork, and make sure nothing is overlooked. For primary residences especially, Ownwell can help homeowners take full advantage of available property tax exemption programs in San Mateo County.
Available Exemptions
Disabled
Home Stead
Solar/Wind
Non-Profit
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Property Valuation Date | January 1 |
| Appeal Deadline | December 1 |
| Tax Bill | |
| Issued | October 1 |
| Due Date #1 | December 10 |
| Due Date #2 | April 10 |
Links | |
|---|---|
| San Mateo Tax Assessor | |
| Website | county-taxes.net |
Frequently Asked Property Tax Questions in San Mateo County, California
How are property taxes calculated in San Mateo County, California?
How do I appeal my property taxes in San Mateo County, California?
What property tax exemptions are available in San Mateo County, California?
When are property taxes due in San Mateo County, California?
How can Ownwell help reduce my property taxes in San Mateo County, California?
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