Average Tax Assessment in Stanislaus County
Real Estate Values and Property Tax Valuation in Stanislaus County, California
Stanislaus County has a total of 137,508 properties with a cumulative value of $30.9B. This accounts for 0.84% of all real estate value in California. Property taxes in Stanislaus County are collected from these properties, amounting to a total of $405.4M. The average homeowner in Stanislaus County pays $3,035 in property taxes, which is lower than the state average of $5,946. The average property tax rate in Stanislaus County is 1.31%, which is lower than the state average of 1.58%. Properties are valued for tax purposes based on their 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 | |
|---|---|
| Stanislaus Recorder | (209) 525-5250 |
| Stanislaus Treasurer / Tax Collector | (209) 525-6388 |
| 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 Stanislaus County
Residential Property Taxes by Cities in Stanislaus County
Stanislaus County has an average property tax rate of 1.31%, which is slightly lower than the national average of 1.34%. This rate is applied to all property owners in the county, regardless of their location. However, the effective property tax rate can vary significantly across the cities in the county. For example, the city of Patterson has the highest effective property tax rate at 1.89%, while the city of Modesto has the lowest effective property tax rate at 1.23%. This means that property owners in Patterson will pay a higher property tax bill than those in Modesto.
Overall, Stanislaus 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 note that the effective property tax rate can vary significantly across the cities in the county, so it is important to research the rates in the specific city you are considering purchasing property in.
Tax Assessment Value
The following table shows the 10th, 25th, 50th, 75th, and 90th percentile of property assessment value in each city in Stanislaus 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 |
|---|---|---|---|---|---|
| Ceres | $18,700 | $124,908 | $196,286 | $288,960 | $367,513 |
| Denair | $19,060 | $108,649 | $216,547 | $343,633 | $457,915 |
| Empire | $20,318 | $55,508 | $94,102 | $169,702 | $249,085 |
| Hughson | $37,332 | $140,288 | $261,652 | $368,781 | $438,942 |
| Keyes | $31,001 | $85,212 | $165,656 | $289,806 | $368,712 |
| Modesto | $37,325 | $106,518 | $190,344 | $294,229 | $394,372 |
| Newman | $47,744 | $120,150 | $192,790 | $286,195 | $360,698 |
| Oakdale | $21,240 | $145,610 | $269,773 | $392,590 | $509,622 |
| Patterson | $47,884 | $154,323 | $237,486 | $348,568 | $416,080 |
| Riverbank | $60,337 | $149,758 | $240,232 | $336,370 | $405,000 |
| Salida | $66,391 | $165,961 | $227,671 | $310,612 | $370,013 |
| Turlock | $41,598 | $139,652 | $229,663 | $334,802 | $435,500 |
| Waterford | $46,346 | $120,327 | $182,687 | $270,620 | $356,154 |
Property Tax Bill
This table shows the percentiles of actual property tax paid on residential properties for each city in Stanislaus County.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Ceres | $1,166 | $1,724 | $2,523 | $3,554 | $4,549 |
| Denair | $1,044 | $1,654 | $2,976 | $4,357 | $5,704 |
| Empire | $960 | $1,204 | $1,602 | $2,459 | $3,215 |
| Hughson | $1,125 | $2,047 | $3,233 | $4,335 | $5,195 |
| Keyes | $954 | $1,399 | $2,266 | $3,588 | $4,415 |
| Modesto | $893 | $1,457 | $2,345 | $3,478 | $4,772 |
| Newman | $1,001 | $1,659 | $2,503 | $3,571 | $4,458 |
| Oakdale | $1,299 | $2,153 | $3,494 | $5,229 | $6,668 |
| Patterson | $1,487 | $2,554 | $4,521 | $6,779 | $8,057 |
| Riverbank | $1,485 | $2,277 | $3,332 | $4,456 | $5,341 |
| Salida | $2,278 | $3,198 | $3,991 | $4,918 | $5,693 |
| Turlock | $1,208 | $1,832 | $2,875 | $4,115 | $5,602 |
| Waterford | $1,393 | $1,856 | $2,573 | $3,564 | $4,487 |
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 |
|---|---|---|---|---|---|
| Ceres | 6.24% | 1.38% | 1.29% | 1.23% | 1.24% |
| Denair | 5.48% | 1.52% | 1.37% | 1.27% | 1.25% |
| Empire | 4.72% | 2.17% | 1.70% | 1.45% | 1.29% |
| Hughson | 3.01% | 1.46% | 1.24% | 1.18% | 1.18% |
| Keyes | 3.08% | 1.64% | 1.37% | 1.24% | 1.20% |
| Modesto | 2.39% | 1.37% | 1.23% | 1.18% | 1.21% |
| Newman | 2.10% | 1.38% | 1.30% | 1.25% | 1.24% |
| Oakdale | 6.12% | 1.48% | 1.30% | 1.33% | 1.31% |
| Patterson | 3.11% | 1.65% | 1.90% | 1.94% | 1.94% |
| Riverbank | 2.46% | 1.52% | 1.39% | 1.32% | 1.32% |
| Salida | 3.43% | 1.93% | 1.75% | 1.58% | 1.54% |
| Turlock | 2.90% | 1.31% | 1.25% | 1.23% | 1.29% |
| Waterford | 3.01% | 1.54% | 1.41% | 1.32% | 1.26% |
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Real Estate Values in Stanislaus County
The median home price in Stanislaus County, California has increased by 10.98% from October 2022 to October 2023, from $439.5K to $485.0K. This is a significant increase in home prices in the area, and is likely due to the decrease in home inventory from 968 in October 2022 to 544 in October 2023. This decrease in inventory has likely caused an increase in demand, leading to higher home prices.
Average Home Value in Stanislaus County, California
Last updated: November 2023
Percent Change in Total Home Sales in Stanislaus County
Last updated: November 2023
Percent Change in New Home Listings in Stanislaus County
Last updated: November 2023
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Mortgage Rates in Stanislaus County
Stanislaus County has a total of $15.6 billion in outstanding home mortgage loans, with 84.7 thousand outstanding loans. This represents a significant portion of the total home value in the county, indicating a strong presence of homeownership. The median mortgage rate in Stanislaus County varies across cities, with Empire having the highest rate at 4.82% and Oakdale having the lowest rate at 4.3%. This variation in rates can be attributed to the different economic and housing market conditions in each city. Overall, the mortgage market in Stanislaus County is strong and provides a variety of options for potential homeowners.
Outstanding Mortgages
The table below shows the percentile distribution of outstanding loans on residential properties in Stanislaus County by city.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Ceres | $41,807 | $85,472 | $138,521 | $224,832 | $307,950 |
| Denair | $49,036 | $101,241 | $186,207 | $288,040 | $381,261 |
| Empire | $16,206 | $41,395 | $100,019 | $189,586 | $281,443 |
| Hughson | $57,702 | $111,104 | $182,658 | $285,095 | $369,383 |
| Keyes | $41,261 | $85,629 | $150,949 | $242,440 | $313,325 |
| Modesto | $37,164 | $78,831 | $149,665 | $249,780 | $346,173 |
| Newman | $43,322 | $82,251 | $140,271 | $233,195 | $321,187 |
| Oakdale | $54,796 | $115,253 | $205,995 | $305,492 | $401,065 |
| Patterson | $61,488 | $104,085 | $178,413 | $287,816 | $372,275 |
| Riverbank | $42,141 | $91,394 | $159,615 | $251,935 | $339,508 |
| Salida | $37,069 | $78,191 | $131,171 | $240,001 | $333,055 |
| Turlock | $40,815 | $84,697 | $154,684 | $257,267 | $356,478 |
| Waterford | $36,551 | $77,434 | $145,187 | $240,844 | $325,438 |
Mortgage Rates
The following table shows the 10th, 25th, 50th, 75th, and 90th percentile of mortgage rates in cities across Stanislaus County.
| City | 10th Percentile | 25th Percentile | Median | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Ceres | 3.29% | 3.87% | 4.75% | 6.05% | 7.17% |
| Denair | 3.00% | 3.58% | 4.37% | 5.75% | 7.00% |
| Empire | 3.00% | 3.87% | 4.82% | 6.50% | 7.87% |
| Hughson | 3.10% | 3.70% | 4.37% | 5.84% | 6.99% |
| Keyes | 3.20% | 3.83% | 4.43% | 5.50% | 6.59% |
| Modesto | 3.05% | 3.75% | 4.50% | 6.12% | 7.31% |
| Newman | 3.22% | 3.78% | 4.50% | 5.90% | 7.07% |
| Oakdale | 3.00% | 3.62% | 4.30% | 5.87% | 7.09% |
| Patterson | 3.09% | 3.73% | 4.45% | 5.70% | 6.91% |
| Riverbank | 3.12% | 3.75% | 4.50% | 5.96% | 7.10% |
| Salida | 3.25% | 3.86% | 4.75% | 6.78% | 7.83% |
| Turlock | 3.10% | 3.75% | 4.60% | 6.27% | 7.40% |
| Waterford | 3.09% | 3.75% | 4.50% | 6.11% | 7.14% |
Housing Expenses in Stanislaus County, California
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