This map shows the ad valorem rate (the value-based part of your property tax bill) and a real example bill for 38 California cities. The figures come directly from county tax rolls for fiscal years 2024 through 2026, not from estimates, so you can see what one city actually charges next to another.
If the home you are considering sits in a newer planned community, Mello-Roos special taxes ride on top of these ad valorem rates and are not shown on this map.
Tap a city to pull up its rate and a representative bill, compare one city against another, and send the rate straight into the true monthly cost calculator. One caveat worth knowing: rates vary by tax rate area (the county's local rate sub-zone) within a single city. Every parcel is different. So treat this as a starting point rather than a quote for a specific home.
Selling instead? See what you would keep after transfer tax and every closing cost with the seller net sheet calculator.
How Bay Area property taxes work
- California Property Tax Explained
- Mello-Roos in the Bay Area
- Buying New Construction in the Bay Area
- Multi-Family Homes in the Bay Area: multi-family owners pay the same county ad valorem rates.
- Property taxes in Dublin
- Property taxes in Clayton
- Property taxes in Tiburon
- Property taxes in Vallejo
All 38 cities in one table
| City | County | Fiscal year | Total ad valorem rate |
|---|---|---|---|
| Alameda | Alameda | 2025-26 | 1.2127% |
| Antioch | Contra Costa | 2024-25 | 1.0505% |
| Belmont | San Mateo | 2025-26 | 1.12470% |
| Brentwood | Contra Costa | 2024-25 | 1.1084% |
| Campbell | Santa Clara | 2025-26 | 1.2130% |
| Castro Valley | Alameda | 2025-26 | 1.1800% |
| Clayton | Contra Costa | 2024-25 | 1.0992% |
| Concord | Contra Costa | 2024-25 | 1.0992% |
| Danville | Contra Costa | 2024-25 | 1.0824% |
| Dublin | Alameda | 2025-26 | 1.2385%derived from a county bill |
| East Palo Alto | San Mateo | 2025-26 | 1.11910% |
| Foster City | San Mateo | 2025-26 | 1.14560% |
| Fremont | Alameda | 2025-26 | 1.1741% |
| Hayward | Alameda | 2025-26 | 1.1724% |
| Livermore | Alameda | 2025-26 | 1.1325% |
| Los Gatos | Santa Clara | 2025-26 | 1.1950% |
| Martinez | Contra Costa | 2024-25 | 1.1224% |
| Menlo Park | San Mateo | 2025-26 | 1.09580% |
| Mountain View | Santa Clara | 2025-26 | 1.1560% |
| Newark | Alameda | 2025-26 | 1.1492% |
| Oakland | Alameda | 2025-26 | 1.2779% |
| Pacifica | San Mateo | 2025-26 | 1.17740% |
| Palo Alto | Santa Clara | 2025-26 | 1.1975% |
| Pleasant Hill | Contra Costa | 2024-25 | 1.1131% |
| Pleasanton | Alameda | 2025-26 | 1.1694% |
| Redwood City | San Mateo | 2025-26 | 1.09410% |
| San Francisco | San Francisco | 2025-26 | 1.18268325% |
| San Jose | Santa Clara | 2025-26 | 1.2592% |
| San Mateo | San Mateo | 2025-26 | 1.12010% |
| San Ramon | Contra Costa | 2024-25 | 1.0824%derived from a county bill |
| Santa Clara | Santa Clara | 2025-26 | 1.1786% |
| Saratoga | Santa Clara | 2025-26 | 1.2254% |
| Sunnyvale | Santa Clara | 2025-26 | 1.1691% |
| Tiburon | Marin | 2025-26 | 1.20%effective rate |
| Union City | Alameda | 2025-26 | 1.2621% |
| Vacaville | Solano | 2025-26 | 1.18%effective rate |
| Vallejo | Solano | 2025-26 | 1.43%effective rate |
| Walnut Creek | Contra Costa | 2024-25 | 1.0992% |
Property tax FAQ
Which Bay Area city has the highest and lowest property tax rate?
Among the 38 cities on this map, and per the county bills shown for fiscal years 2024 to 2026, Vallejo is the highest at 1.43% (shown as an effective rate) and Antioch is the lowest at 1.0505%. Every parcel is different, so treat these as a starting point rather than a quote for a specific home.
What does the ad valorem rate on this map mean?
The ad valorem rate is the value-based part of your property tax bill. The figures on this map come directly from county tax rolls for fiscal years 2024 to 2026, taken from a representative single-family county bill rather than an estimate.
Why do property tax rates differ from one Bay Area city to another?
The total rate is set locally, and it can even vary by tax rate area (the county's local rate sub-zone) within a single city. So one city's rate differs from another's, and even a single city can hold a range of rates.
Do Mello-Roos and special assessments show up in these rates?
No. These are the value-based (ad valorem) rates only. Special assessments like Mello-Roos are separate and never show on a map, so see my Mello-Roos guide for those. Send me an address and I will pull the real bill for that specific home.
Can I use a city's rate as the exact number for a specific home?
No. A city figure is not the exact number for a specific home. Send me the address and I will pull the actual bill for that parcel.
If you are weighing the Bay Area against another part of California before a move, my guide to moving to the Bay Area walks through how the taxes, costs, and neighborhoods compare.
Your city on one page
Get the one-page tax summary for your city, with the value-based rate read straight off the county bills.
