Stanislaus County, California Property Taxes
Property Taxes in Stanislaus County, California
Median Stanislaus County effective property tax rate: 1.14%, significantly higher than the national median of 1.02%.
Median Stanislaus County home value: $268,470
Median annual Stanislaus County tax bill: $3,195, $795 higher than the national median property tax bill of $2,400.
How are property taxes in Stanislaus County calculated?
Property taxes in Stanislaus 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 Modesto or another part of Stanislaus County, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Stanislaus County, California Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.14%
Estimate Property Tax Bill
$3,061
$2,840
How Does the Stanislaus County Property Tax Calculator Work?
Use this Stanislaus County property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Stanislaus County's median effective tax rate of 1.14% 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. Stanislaus County's median tax rate is higher than California's 1.21% state median rate, and the median tax bill of $3,195 is $795 higher than the state median bill.
For a more precise estimate, scroll down to explore city and ZIP code-level tax rate trends across Stanislaus County.
Property Tax Rates Across Stanislaus County, California
What Are Effective Property Tax Rates Across Stanislaus County?
Local government entities set tax rates, which vary widely across Stanislaus 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 Stanislaus County's effective property tax rate to other counties in California or the U.S. median of 1.02%.
Stanislaus County's median effective rate stands at 1.14%, which is higher than the national median of 1.02%. Within Stanislaus County, the highest rate is found in Salida at 1.61%, while Turlock has the lowest at 1.08%.
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 Stanislaus County Tax Rate
1.14%
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 Stanislaus County, California
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Ceres | 1.08% | 1.10% | 1.12% | 1.17% | 1.25% |
| Crows Landing | 1.17% | 1.19% | 1.24% | 1.31% | 1.45% |
| Denair | 1.14% | 1.16% | 1.18% | 1.20% | 1.24% |
| Empire | 1.18% | 1.23% | 1.32% | 1.48% | 1.63% |
| Farmington | 1.14% | 1.14% | 1.15% | 1.24% | 1.39% |
| Hickman | 1.13% | 1.16% | 1.21% | 1.34% | 1.48% |
| Hughson | 1.08% | 1.08% | 1.11% | 1.16% | 1.24% |
| Keyes | 1.14% | 1.16% | 1.21% | 1.29% | 1.44% |
| La Grange | 1.17% | 1.19% | 1.22% | 1.27% | 1.39% |
| Modesto | 1.07% | 1.09% | 1.12% | 1.14% | 1.25% |
| Newman | 1.14% | 1.17% | 1.20% | 1.24% | 1.28% |
| Oakdale | 1.04% | 1.08% | 1.08% | 1.24% | 1.40% |
| Patterson | 1.17% | 1.20% | 1.57% | 2.00% | 2.59% |
| Riverbank | 1.22% | 1.28% | 1.34% | 1.44% | 1.59% |
| Salida | 1.35% | 1.47% | 1.61% | 1.83% | 2.01% |
| Turlock | 1.03% | 1.06% | 1.08% | 1.14% | 1.32% |
| Vernalis | 1.18% | 1.18% | 1.20% | 1.28% | 1.44% |
| Waterford | 1.18% | 1.21% | 1.25% | 1.32% | 1.41% |
| Westley | 1.20% | 1.23% | 1.27% | 1.39% | 1.49% |
| Eugene | N/A | N/A | N/A | N/A | N/A |
| Knights Ferry | N/A | N/A | N/A | N/A | N/A |
| Valley Home | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Stanislaus County, California
When examining property taxes in Stanislaus 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 Stanislaus 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 Stanislaus County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of May.
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 Stanislaus County.
For example, the median tax bill in Stanislaus County is $3,195, compared with the national median property tax bill of $2,400. Tax bills range significantly across the county, from $1,680 in Westley to $8,024 in Farmington. Farmington also has the highest median home price at $705,068.
Property Tax Assessment Values Across Stanislaus County, California
Source: Ownwell
$128,404
$416,736
$705,068
Median Stanislaus County Market Value
$268,470
Median California Market Value
$427,605
Median United States Market Value
$235,294
Property Tax Assessment Values Across Stanislaus County, California
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Ceres | $119,797 | $169,049 | $250,541 | $353,940 | $452,574 |
| Crows Landing | $51,530 | $81,633 | $139,919 | $231,800 | $344,042 |
| Denair | $102,465 | $164,186 | $300,255 | $441,864 | $577,677 |
| Empire | $57,782 | $86,380 | $137,850 | $232,462 | $323,054 |
| Farmington | $198,794 | $435,162 | $705,068 | $924,117 | $1,068,943 |
| Hickman | $75,684 | $113,673 | $202,722 | $325,226 | $480,303 |
| Hughson | $119,349 | $217,601 | $340,768 | $449,042 | $556,967 |
| Keyes | $80,031 | $133,119 | $234,434 | $370,086 | $455,191 |
| La Grange | $87,933 | $130,818 | $180,169 | $233,161 | $279,943 |
| Modesto | $93,152 | $153,226 | $250,291 | $373,132 | $483,786 |
| Newman | $96,766 | $154,864 | $240,599 | $347,774 | $437,160 |
| Oakdale | $132,042 | $221,664 | $350,198 | $477,543 | $633,559 |
| Patterson | $135,324 | $199,937 | $310,934 | $429,788 | $538,312 |
| Riverbank | $120,518 | $192,025 | $296,580 | $401,135 | $504,909 |
| Salida | $153,916 | $197,613 | $276,410 | $373,586 | $463,893 |
| Turlock | $126,845 | $188,065 | $295,774 | $414,344 | $535,806 |
| Vernalis | $68,356 | $76,849 | $310,509 | $458,757 | $583,024 |
| Waterford | $113,480 | $156,198 | $240,275 | $357,020 | $457,329 |
| Westley | $68,247 | $89,658 | $128,404 | $240,888 | $447,874 |
| Eugene | N/A | N/A | N/A | N/A | N/A |
| Knights Ferry | N/A | N/A | N/A | N/A | N/A |
| Valley Home | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Stanislaus County, California
Property tax bills in Stanislaus County are based on the assessed value of a home and the local tax rate, so a higher assessed value usually means a higher bill. For a home with a median price of $268,470, the property tax amount can vary widely depending on the neighborhood and specific assessment details.
The tax bill is determined by the county’s assessment process and the local levies applied to that value. Homeowners in Stanislaus County see a broad range of bills, with the 25th percentile at $1,917 and the 75th percentile at $4,740. The 90th percentile reaches $6,441, showing how much taxes can rise for more expensive or more heavily taxed properties. Farmington has the highest median tax bill at $8,024, while Westley has the lowest at $1,680.
Compared with the national median property tax rate of 1.02% and national median property tax bill of $2,400, these figures show that local tax burdens can be both below and well above the national norm, affecting monthly housing costs and long-term affordability.
Median Stanislaus County Tax Bill
$3,195
Median California Tax Bill
$5,134
Median United States Tax Bill
$2,400
Property Tax Bills Across Stanislaus County, California
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Ceres | $1,305 | $1,892 | $2,903 | $4,125 | $5,273 |
| Crows Landing | $683 | $1,079 | $1,740 | $2,819 | $4,049 |
| Denair | $1,213 | $1,912 | $3,531 | $5,201 | $6,772 |
| Empire | $936 | $1,259 | $1,799 | $2,887 | $3,936 |
| Farmington | $2,382 | $5,032 | $8,024 | $10,521 | $12,280 |
| Hickman | $1,141 | $1,505 | $2,490 | $3,779 | $5,446 |
| Hughson | $1,319 | $2,400 | $3,829 | $5,136 | $6,424 |
| Keyes | $1,120 | $1,704 | $2,818 | $4,274 | $5,167 |
| La Grange | $1,205 | $1,666 | $2,196 | $2,764 | $3,265 |
| Modesto | $1,048 | $1,705 | $2,839 | $4,306 | $5,809 |
| Newman | $1,102 | $1,880 | $2,950 | $4,208 | $5,287 |
| Oakdale | $1,469 | $2,495 | $4,095 | $5,958 | $7,745 |
| Patterson | $1,720 | $2,921 | $5,405 | $7,867 | $9,524 |
| Riverbank | $1,776 | $2,687 | $3,997 | $5,356 | $6,640 |
| Salida | $2,584 | $3,555 | $4,513 | $5,659 | $6,712 |
| Turlock | $1,311 | $2,014 | $3,282 | $4,732 | $6,416 |
| Vernalis | $873 | $1,582 | $3,712 | $5,432 | $6,883 |
| Waterford | $1,545 | $2,040 | $3,011 | $4,329 | $5,584 |
| Westley | $954 | $1,212 | $1,680 | $3,065 | $5,333 |
| Eugene | N/A | N/A | N/A | N/A | N/A |
| Knights Ferry | N/A | N/A | N/A | N/A | N/A |
| Valley Home | N/A | N/A | N/A | N/A | N/A |
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 | |
|---|---|
| Stanislaus Tax Assessor | |
| Website | secure.stancounty.com |