Los Banos, California Property Taxes
The median property tax rate in Los Banos, CA is 1.14%, slightly higher than the national median of 0.99% but below the California state median of 1.21%. With a median home value of $272,195, the typical annual property tax bill in Los Banos reaches $2,967, surpassing the national median of $2,690. Property taxes here are calculated based on the assessed value, which is often lower than the market value due to exemptions like those for primary residences and agricultural properties. Understanding Los Banos' property tax system, exploring available exemptions, and identifying opportunities for reductions can lead to significant annual savings. Whether you're in the heart of Los Banos or another part of the city, understanding the local property tax system will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Los Banos, California Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
1.14%
Estimate Property Tax Bill
$3,103
$2,880
Ownwell’s LOS BANOS Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner estimate their annual property taxes in LOS BANOS with just two data points. By entering your property's estimated assessed value, the calculator applies the median tax rate in LOS BANOS to estimate your property tax bill. This insightful tool helps you understand potential tax liabilities. If you’re interested in seeing trends on a neighborhood level, scroll down to find more localized information. Your property’s assessed value is the value assigned by the county for property tax calculations, accounting for any exemptions that may apply.
Property Tax Rates Across Los Banos, California
Property taxes in Los Banos, California, play a crucial role in funding essential local services such as public schools, road maintenance, and emergency services. The median tax rate in Los Banos is 1.14%, significantly higher than the U.S. national median of 0.99%. Local government entities within Los Banos set these rates annually, and they can vary significantly across different neighborhoods. Each year, Los Banos estimates its required budget to maintain services for the upcoming fiscal year, then divides this budget by the total value of all taxable property within the jurisdiction to calculate the property tax rate. While tax rates and budgets are influenced by laws and voter input, this calculation forms the basis of setting property tax rates. The data below compares Los Banos' effective property tax rate to other counties in California and the national median. For comparison, the 93635 zip code has the highest median property tax rate of 1.14%, while the same zip code also has the lowest median tax rate of 1.14%. Understanding how these cities compare with Los Banos provides valuable insights into the varying tax landscape across Merced County, helping homeowners gain a clearer picture of their property tax obligations relative to neighboring areas.
Average Los Banos Tax Rate
1.14%
Average Merced County Tax Rate
1.07%
Average California Tax Rate
1.21%
Average United States Tax Rate
0.99%
Property Tax Rates Across Los Banos, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 93635 | 1.00% | 1.07% | 1.14% | 1.27% | 1.39% |
Source: Ownwell
Property Tax Assessment Values Across Los Banos, California
In Los Banos, California, understanding the difference between "market value" and "assessed value" is crucial for comprehending property taxes. The market value is the price a willing buyer would pay a willing seller in an open and competitive market, influenced by factors like location, property condition, and economic trends. This value is estimated by the Merced County Assessor for tax purposes. In contrast, the assessed value is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. In Los Banos, assessment notices are typically mailed out in the spring, usually by mid-April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By understanding the distinction between these valuation concepts, property owners can better navigate their tax responsibilities and comprehend how their property taxes are determined. Being aware of these valuation processes in Los Banos helps identify opportunities for protesting assessments or applying for exemptions to effectively manage the tax burden. The median home price in Los Banos is $272,195, with annual tax bills ranging from $1,907 at the 25th percentile to $5,654 at the 90th percentile. The highest and lowest median tax bills are both $2,967, found in zip code 93635.
Average Los Banos Assessed Value
$272,195
Average Merced County Assessed Value
$213,039
Average California Assessed Value
$378,421
Average United States Assessed Value
$244,900
Property Tax Assessment Values Across Los Banos, California
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 93635 | $105,446 | $162,557 | $272,195 | $382,225 | $469,173 |
Source: Ownwell
Property Tax Bills Across Los Banos, California
In Los Banos, located in Merced County, CA, property tax bills are determined based on the assessed value of a property. The assessed value is typically a percentage of the market value, which is then multiplied by the local tax rate. For homeowners in Los Banos, the median home price is $272,195. The property tax rate in this region is relatively moderate compared to the national median property tax rate of 0.99%. Several factors influence the final tax bill, including the property's location, its assessed value, and any applicable exemptions or deductions. For instance, the 25th percentile tax bill in Los Banos is around $1,907, while the 75th percentile tax bill is approximately $4,317. At the higher end, the 90th percentile tax bill can reach up to $5,654. These variations significantly impact homeowners, as higher assessed values and fewer exemptions result in higher tax bills. The consistency in median tax bills across different zip codes, all averaging $2,967, provides a predictable framework for budgeting property expenses.
Average Los Banos Tax Bill
$2,967
Average Merced County Tax Bill
$2,293
Average California Tax Bill
$4,683
Average United States Tax Bill
$2,690
Property Tax Bills Across Los Banos, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 93635 | $1,127 | $1,907 | $2,967 | $4,317 | $5,654 |
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 | |
|---|---|
| Merced Tax Assessor | |
| Website | common3.mptsweb.com |