Average Tax Assessment in Merced County
Real Estate Values and Property Tax Valuation in Merced County, California
Merced County has 62,831 properties with a cumulative value of $11.9B, representing 0.32% of all real estate value in California. Property taxes in Merced County totaled $153.0M, with an average homeowner paying $2,524 in property taxes compared to the state average of $5,946. The average property tax rate in Merced County is 1.28%, lower than the state average of 1.58%. Properties are typically valued for tax purposes based on their fair market value.
The property tax timeline in California begins on January 1st, when the property valuation date is set. Property value notices are then issued between June and August. Property tax appeals must be submitted by September 15th or November 30th, depending on the county. Finally, property tax bills are issued on October 1st.
Updated November 01, 2023
| Important Links | |
|---|---|
| Merced Assessor | (209) 385-7631 |
| Merced Recorder | (209) 385-7627 |
| Important Dates | |
|---|---|
| Property Valuation Date: | January 1st |
| Property Value Notices Issued: | June - August |
| Property Tax Appeal Deadline: | September 15 or November 30 (varies by county) |
| Property Tax Bills Issued: | October 1st |
| Real Property Tax Bill Due (1st of #): | December 10th, 1st half installment |
| Real Property Tax Bill Due (2nd of #): | April 10th, 2nd half |
| Available Exemptions | |
|---|---|
| Senior | Not Available |
| Disabled | Available |
| Homestead | Available |
| Veteran | Not Available |
| Solar/Wind | Available |
| Charitable | Available |
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Real Estate Statistics in Merced County
Residential Property Taxes by Cities in Merced County
Merced County has an average property tax rate of 1.28%, which is slightly lower than the average rate for the rest of California. This rate is applied to all properties in the county, regardless of location. However, there is some variation in the effective property tax rate across the cities in Merced County. The city of Livingston has the highest effective property tax rate at 1.36%, while the city of Dos Palos has the lowest rate at 1.09%. This means that property owners in Livingston will pay a higher property tax bill than those in Dos Palos.
Overall, Merced County has a relatively low property tax rate compared to other counties in California. This makes it an attractive option for those looking to purchase property in the area. However, it is important to consider the effective property tax rate of the city in which the property is located, as this can have a significant impact on the total property tax bill.
Tax Assessment Value
The following table shows the 10th, 25th, 50th, 75th, and 90th percentile of property assessment value in each city in Merced County. The tax assessment value may differ from the potential sale value, and is used to calculate the property tax for each piece of real estate.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Atwater | $23,753 | $103,512 | $177,674 | $282,326 | $385,496 |
| Delhi | $48,474 | $114,326 | $162,652 | $235,990 | $299,464 |
| Dos Palos | $35,314 | $71,410 | $126,114 | $206,684 | $265,000 |
| Gustine | $19,236 | $60,009 | $149,888 | $249,820 | $325,994 |
| Hilmar | $29,029 | $90,889 | $183,240 | $287,880 | $366,859 |
| Le Grand | $31,353 | $66,769 | $102,460 | $144,278 | $210,622 |
| Livingston | $49,113 | $104,098 | $165,154 | $274,892 | $356,747 |
| Los Banos | $58,811 | $133,232 | $215,307 | $314,337 | $386,462 |
| Merced | $26,464 | $98,370 | $173,146 | $266,619 | $338,904 |
| Planada | $34,540 | $64,390 | $95,165 | $128,748 | $183,902 |
| Winton | $35,473 | $73,526 | $121,933 | $194,467 | $253,778 |
Property Tax Bill
This table shows the percentiles of actual property tax paid on residential properties for each city in Merced County.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Atwater | $911 | $1,404 | $2,226 | $3,433 | $4,825 |
| Delhi | $983 | $1,407 | $1,966 | $2,779 | $3,420 |
| Dos Palos | $494 | $838 | $1,386 | $2,171 | $2,760 |
| Gustine | $586 | $1,170 | $1,941 | $2,996 | $3,920 |
| Hilmar | $1,034 | $1,656 | $2,371 | $3,372 | $4,216 |
| Le Grand | $484 | $796 | $1,145 | $1,598 | $2,304 |
| Livingston | $837 | $1,354 | $2,179 | $3,855 | $5,189 |
| Los Banos | $1,171 | $1,869 | $2,821 | $3,981 | $4,991 |
| Merced | $838 | $1,389 | $2,259 | $3,480 | $4,738 |
| Planada | $643 | $898 | $1,204 | $1,598 | $2,235 |
| Winton | $626 | $951 | $1,445 | $2,232 | $2,828 |
Effective Property Tax Rate
The effective property tax rate is calculated by dividing the property tax bill by the assessed value. For the percentiles below, the calculation is performed using the percentiles for property tax bill and assessed value above. Therefore, each consecutive percentile doesn't necessarily show a larger value.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Atwater | 3.84% | 1.36% | 1.25% | 1.22% | 1.25% |
| Delhi | 2.03% | 1.23% | 1.21% | 1.18% | 1.14% |
| Dos Palos | 1.40% | 1.17% | 1.10% | 1.05% | 1.04% |
| Gustine | 3.05% | 1.95% | 1.29% | 1.20% | 1.20% |
| Hilmar | 3.56% | 1.82% | 1.29% | 1.17% | 1.15% |
| Le Grand | 1.54% | 1.19% | 1.12% | 1.11% | 1.09% |
| Livingston | 1.70% | 1.30% | 1.32% | 1.40% | 1.45% |
| Los Banos | 1.99% | 1.40% | 1.31% | 1.27% | 1.29% |
| Merced | 3.17% | 1.41% | 1.30% | 1.31% | 1.40% |
| Planada | 1.86% | 1.39% | 1.27% | 1.24% | 1.22% |
| Winton | 1.76% | 1.29% | 1.19% | 1.15% | 1.11% |
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Real Estate Values in Merced County
The median home price in Merced County, California has increased by 4.37% from October 2022 to October 2023, from $400.0K to $417.5K. This is indicative of a strong housing market in the area. However, the home inventory in Merced County has decreased by 28.57%, from 560 in October 2022 to 401 in October 2023. This suggests that there is a shortage of homes available for sale in the area, which could be driving up prices.
Average Home Value in Merced County, California
Last updated: November 2023
Percent Change in Total Home Sales in Merced County
Last updated: November 2023
Percent Change in New Home Listings in Merced County
Last updated: November 2023
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Mortgage Rates in Merced County
Merced County is home to a large number of outstanding home mortgages, with a total outstanding loan amount of $6.3 billion. This represents a significant portion of the total home value in the county, indicating that many homeowners are taking advantage of the low mortgage rates available in the area. The number of outstanding loans in Merced County is 35.7K, which is a testament to the popularity of home ownership in the area.
The median mortgage rate in Merced County varies across cities, with Delhi having the highest median mortgage rate at 4.87%, and Merced having the lowest median mortgage rate at 4.3%. This variation in rates across cities highlights the importance of researching different lenders and comparing rates before taking out a mortgage. By doing so, homeowners in Merced County can ensure they are getting the best possible rate for their home loan.
Outstanding Mortgages
The table below shows the percentile distribution of outstanding loans on residential properties in Merced County by city.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Atwater | $49,431 | $84,892 | $160,082 | $250,804 | $335,059 |
| Delhi | $43,314 | $68,342 | $101,628 | $184,612 | $257,433 |
| Dos Palos | $38,873 | $67,338 | $111,220 | $192,569 | $253,119 |
| Gustine | $47,455 | $79,758 | $131,160 | $231,513 | $320,319 |
| Hilmar | $48,823 | $96,272 | $161,482 | $262,582 | $351,517 |
| Le Grand | $26,015 | $45,074 | $78,557 | $151,285 | $256,686 |
| Livingston | $46,210 | $82,714 | $136,434 | $235,303 | $311,936 |
| Los Banos | $63,081 | $94,012 | $171,314 | $275,494 | $351,930 |
| Merced | $51,030 | $85,799 | $157,754 | $244,769 | $314,019 |
| Planada | $29,838 | $51,182 | $74,514 | $123,709 | $212,799 |
| Winton | $36,154 | $58,857 | $108,476 | $185,133 | $239,973 |
Mortgage Rates
The following table shows the 10th, 25th, 50th, 75th, and 90th percentile of mortgage rates in cities across Merced County.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Atwater | 3.00% | 3.66% | 4.37% | 5.59% | 6.87% |
| Delhi | 3.37% | 3.90% | 4.87% | 6.04% | 6.99% |
| Dos Palos | 3.09% | 3.75% | 4.48% | 5.63% | 6.69% |
| Gustine | 3.10% | 3.73% | 4.40% | 5.75% | 7.05% |
| Hilmar | 3.00% | 3.70% | 4.40% | 5.88% | 7.02% |
| Le Grand | 3.27% | 3.88% | 4.75% | 6.52% | 7.09% |
| Livingston | 3.10% | 3.83% | 4.71% | 5.83% | 6.75% |
| Los Banos | 3.00% | 3.70% | 4.40% | 5.50% | 6.71% |
| Merced | 2.90% | 3.57% | 4.30% | 5.55% | 6.75% |
| Planada | 2.97% | 3.89% | 4.80% | 6.08% | 6.99% |
| Winton | 3.32% | 3.87% | 4.50% | 5.77% | 6.89% |
Housing Expenses in Merced County, California
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