Modesto, Stanislaus County, California Property Taxes
Property Taxes in Modesto, California
Median Modesto, California effective property tax rate: 1.12%, significantly higher than the national median of 1.02%, and lower than the California state median of 1.21%.
Median Modesto, California home value: $250,291
Median annual Modesto, California tax bill: $2,839, higher than the national median property tax bill of $2,400.
How are property taxes in Stanislaus calculated?
Property taxes in Modesto, 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 Modesto's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Modesto, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Modesto, Stanislaus County, California Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.12%
Estimate Property Tax Bill
$2,803
$2,601
How Does the Modesto Property Tax Calculator Work?
Use this Modesto property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Modesto's median effective tax rate of 1.12% — based on actual property records in Stanislaus 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 Modesto'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 Modesto: rates range from $1,804 in 95351 to $3,972 in 95356, 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 Modesto.
About Modesto Property Taxes
About Property Taxes in Modesto, Stanislaus, California
Modesto’s median effective property tax rate of 1.12% is lower than the California state median of 1.21% and lower than the national median of 1.02%. This rate reflects the Stanislaus County base levy combined with local school district levies and Mello-Roos Community Facility Districts that vary by subdivision throughout the city.
Property tax rates are not uniform across Modesto. Homeowners in the 95358 ZIP code carry a median effective rate of 1.14%, while those in 95357 pay 1.09%. This spread — 0.05 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Stanislaus County. Understanding which part of Modesto you live in can make a meaningful difference to your annual tax bill.
Modesto homeowners who believe their assessed value is too high can file a formal appeal with the local 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 Modesto, Stanislaus 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 Modesto'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 Modesto Tax Rate
1.12%
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%
Median Effective California Tax Rate
1.21%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Modesto, Stanislaus County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 95350 | 1.06% | 1.09% | 1.11% | 1.14% | 1.14% |
| 95351 | 1.08% | 1.12% | 1.14% | 1.18% | 1.25% |
| 95354 | 1.05% | 1.08% | 1.12% | 1.14% | 1.14% |
| 95355 | 1.06% | 1.08% | 1.11% | 1.18% | 1.44% |
| 95356 | 1.07% | 1.11% | 1.11% | 1.20% | 1.27% |
| 95357 | 1.07% | 1.08% | 1.09% | 1.12% | 1.29% |
| 95358 | 1.09% | 1.12% | 1.14% | 1.18% | 1.34% |
| 00953 | N/A | N/A | N/A | N/A | N/A |
| 89450 | N/A | N/A | N/A | N/A | N/A |
| 95352 | N/A | N/A | N/A | N/A | N/A |
| 95353 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Modesto, Stanislaus County, California
When examining property taxes in Modesto, 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 Stanislaus 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 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 Modesto.
For example, the median home price in Modesto is $250,291, with tax bills ranging significantly across the county. Zip code 95356 has the highest median home price at $344,494.
Property Tax Assessment Values Across Modesto, Stanislaus County, California
Source: Ownwell
$128,404
$416,736
$705,068
Median Modesto Market Value
$250,291
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 Modesto, Stanislaus County, California
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 95350 | $82,927 | $139,294 | $222,640 | $337,212 | $431,766 |
| 95351 | $63,261 | $98,145 | $158,092 | $258,272 | $352,602 |
| 95354 | $79,122 | $129,289 | $206,191 | $316,213 | $409,905 |
| 95355 | $145,418 | $207,580 | $315,960 | $424,880 | $518,119 |
| 95356 | $151,830 | $220,734 | $344,494 | $482,899 | $656,955 |
| 95357 | $158,723 | $216,472 | $311,225 | $418,793 | $517,963 |
| 95358 | $77,371 | $127,450 | $199,352 | $298,706 | $403,258 |
| 00953 | N/A | N/A | N/A | N/A | N/A |
| 89450 | N/A | N/A | N/A | N/A | N/A |
| 95352 | N/A | N/A | N/A | N/A | N/A |
| 95353 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Modesto, Stanislaus County, California
Property tax bills in Modesto are based on the assessed value of a home, not its market price alone. Local tax rates are applied to that assessed value, and the final bill can also reflect voter-approved levies and other local charges. For homeowners, this means two similar homes can receive different bills if their assessed values or location-based charges differ.
In Modesto, the median home price is $250,291, and property tax bills vary widely across the city. The 25th percentile bill is $1,705, while the 75th percentile is $4,306. At the high end, the 90th percentile reaches $5,809. The highest median tax bill is $3,972 in ZIP code 95356, compared with $1,804 in ZIP code 95351.
Compared with the national median property tax rate of 1.02% and a national median bill of $2,400, Modesto homeowners may see bills that are lower or significantly higher depending on the home’s assessed value and local tax obligations.
Median Modesto Tax Bill
$2,839
Median Stanislaus County Tax Bill
$3,195
Median California Tax Bill
$5,134
Median United States Tax Bill
$2,400
Property Tax Bills Across Modesto, Stanislaus County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 95350 | $901 | $1,536 | $2,499 | $3,802 | $4,879 |
| 95351 | $759 | $1,133 | $1,804 | $2,972 | $4,059 |
| 95354 | $901 | $1,438 | $2,324 | $3,556 | $4,609 |
| 95355 | $1,571 | $2,299 | $3,625 | $5,092 | $6,734 |
| 95356 | $1,638 | $2,446 | $3,972 | $5,766 | $8,059 |
| 95357 | $1,764 | $2,355 | $3,423 | $4,706 | $5,989 |
| 95358 | $941 | $1,473 | $2,348 | $3,573 | $4,795 |
| 00953 | N/A | N/A | N/A | N/A | N/A |
| 89450 | N/A | N/A | N/A | N/A | N/A |
| 95352 | N/A | N/A | N/A | N/A | N/A |
| 95353 | 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 |