Property tax is one of the largest line items on a Sacramento County mortgage, second only to principal and interest. The rules are not complicated, but they are specific, and getting them right at the application stage prevents surprises after closing.
This guide covers Sacramento County property taxes for the 2025-2026 tax year: how the rate is actually calculated, what to expect by city, when bills are due, what exemptions are available, how to handle the supplemental bill that catches new buyers off guard, and how to pay (or appeal) your bill.
How Sacramento County Property Tax Is Calculated
Property tax in California, including Sacramento County, runs on Proposition 13. Passed in 1978, Prop 13 established three rules that still govern the system:
- The base property tax rate is 1% of assessed value.
- Annual increases in assessed value are capped at 2% per year for as long as you own the home.
- The property is reassessed to current market value when ownership changes hands or when significant new construction is completed.
On top of that 1% base, voter-approved school bonds, city bonds, and special district assessments are layered in. The total varies by your specific Tax Rate Area (TRA), which is determined by the cities, schools, and districts that serve your address.
For most Sacramento County homeowners, the combined effective property tax rate lands between 1.05% and 1.3% of assessed value. Properties in Mello-Roos communities (special tax districts that fund infrastructure in newer developments) can run higher, sometimes reaching 1.5% or more once the special tax is added in.
On a $600,000 home with a 1.15% combined rate, the annual tax bill works out to roughly $6,900, or about $575 per month if your lender escrows.
Sacramento County Property Tax Rates by City
Combined effective rates vary across the county. The numbers below are typical ranges drawn from recent Tax Rate Area data and are intended as a budgeting starting point, not a parcel-specific quote. For your exact rate, check the most recent tax bill or look up your TRA at e-PropTax.
| City / Area | Typical Combined Rate | Notes |
|---|---|---|
| Sacramento (city) | 1.10% – 1.25% | Varies by neighborhood and TRA |
| Elk Grove | 1.10% – 1.50% | Higher in newer Mello-Roos communities |
| Folsom | 1.05% – 1.30% | Lower in older areas, higher in Empire Ranch and other newer developments |
| Citrus Heights | 1.05% – 1.20% | Mostly older inventory, modest add-ons |
| Rancho Cordova | 1.10% – 1.50% | Higher in newer Anatolia and Sunridge developments |
| Galt | 1.10% – 1.25% | Standard South County rates |
| Unincorporated areas (Antelope, Arden Arcade, Carmichael, Fair Oaks, North Highlands, Orangevale, Rio Linda, Rosemont) | 1.05% – 1.20% | Generally lower; nearly half of county residents live in unincorporated areas |
Two homes on the same street can carry materially different combined rates if a school bond or CFD covers one parcel and not the other. Always pull the actual most-recent tax bill on a specific property before relying on a budget estimate.
When Sacramento County Property Taxes Are Due
Sacramento County uses California’s standard two-installment schedule, which lines up with the state fiscal year (July 1 through June 30). The Treasurer-Tax Collector mails annual secured tax bills once per year by November 1.
| Installment | Bill Due | Delinquent After |
|---|---|---|
| First (covers Jul 1 – Dec 31) | November 1 | December 10 |
| Second (covers Jan 1 – Jun 30) | February 1 | April 10 |
If December 10 or April 10 falls on a weekend or holiday, the deadline rolls to the next business day. Miss either deadline and a 10% penalty is added to the unpaid installment immediately. After June 30, the property is moved to tax-defaulted status and additional penalties and interest of 1.5% per month begin to accrue.
If your mortgage escrows for taxes, your lender pays both installments on your behalf out of the escrow account. You should still verify the payment posted by checking your account at e-PropTax after each due date. Mistakes happen with escrow disbursements, and a missed payment lands as a delinquency in your name, not the servicer’s.
How to Pay Your Sacramento County Property Tax Bill
Sacramento County uses the e-PropTax system for online payments and bill lookups. Online is the fastest and most reliable option.
Pay Online (Recommended)
- Step 1: Go to this link.
- Step 2: Enter your 14-digit parcel number. If you don’t know it, look it up by address through the Assessor’s Parcel Viewer or call the Tax Collector at (916) 874-6622.
- Step 3: Confirm the parcel and the installment you are paying.
- Step 4: Choose e-check (no fee) or credit/debit card (third-party convenience fee applies).
- Step 5: Save the confirmation. The system shows successful payment status; print or screenshot the receipt.
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Other Payment Methods
| Method | Where | Notes |
|---|---|---|
| By mail | Tax Collector, 700 H Street, Room 1710, Sacramento, CA 95814 | Postmark by delinquency date counts as on time |
| In person | Tax Collector's Office, 700 H Street, Room 1710 | M-F 9 a.m. – 4 p.m. |
| By phone | (916) 874-6622 | Card or e-check accepted |
| Lender escrow | Automatic if your mortgage includes escrow | Verify both installments post each year |
Exemptions That Lower Your Sacramento County Property Tax
California offers several exemptions that reduce assessed value (and therefore the tax bill). Most are filed once and stay with the property until ownership changes.
Homeowners’ Exemption
The most common exemption. Reduces assessed value by $7,000 on an owner-occupied primary residence, which translates to roughly $70 per year in tax savings. File Form BOE-266 with the Sacramento County Assessor. The deadline to receive the full exemption for a tax year is February 15 of that year. After February 15, you can still file but only receive 80% of the benefit for that year.
Disabled Veterans’ Exemption
Veterans with a 100% service-connected disability may qualify for a much larger exemption (basic exemption above $175,000 in assessed value reduction, with higher amounts for low-income claimants). The exemption also applies to unmarried surviving spouses of qualifying veterans. Apply through the Sacramento County Assessor.
Proposition 19 (Base Year Value Transfer)
Homeowners 55 and older, severely disabled persons, or victims of natural disasters can transfer their existing Prop 13 base year value to a replacement primary residence anywhere in California, up to three times. This can produce significant tax savings for long-term Sacramento homeowners moving to a higher-value property in retirement. The replacement must be purchased within two years of selling the original home.
Proposition 8 (Decline-in-Value Reduction)
If your property’s current market value drops below its Prop 13 assessed value, you can apply for a temporary reduction under Prop 8. The reduction is reversed when market values recover, but during downturns this can meaningfully lower your bill. Sacramento County saw heavy Prop 8 filing during the 2008-2012 housing contraction; it is not commonly needed in normal markets but is worth knowing about.
Property Tax Postponement
Seniors, blind, or disabled homeowners with limited income may qualify to postpone payment of property taxes through the State Controller’s Office. The deferred amount accrues simple interest and is repaid when the home is sold or transferred. Apply through the State Controller, not the county.
Supplemental Property Tax Bills (Important for New Buyers)
If you bought a home in Sacramento County, expect a supplemental tax bill within several months of closing. Here is how it works:
When ownership changes, the Assessor reassesses the property to current market value (the purchase price). The difference between the prior owner’s assessed value and the new assessed value generates a supplemental bill that covers the partial year between close of escrow and the next regular tax roll.
Two scenarios make this concrete:
- Bought July 15, 2025: If the seller was paying tax on a $300,000 assessed value but you bought for $600,000, the Assessor issues a supplemental bill on the $300,000 difference, prorated from July 15 through June 30, 2026. Expect a bill of roughly $3,300-$3,600 separate from the regular annual bill.
- Bought March 2026: Same situation but you closed in March means you get a supplemental bill for the partial year (March-June) AND a second supplemental bill for the entire next fiscal year, because the regular tax roll was already locked when you bought.
Lenders typically do NOT escrow for supplemental tax bills. They are mailed directly to the homeowner and are your responsibility to pay. Set aside cash at closing for the supplemental, and don’t be surprised when it arrives 4 to 8 months after you move in.
How to Appeal Your Sacramento County Property Tax Assessment
If your assessed value is materially higher than current market value, you can appeal. Sacramento County has two main appeal paths.
Regular Annual Appeal
File an Assessment Appeal Application with the Sacramento County Assessment Appeals Board between July 2 and November 30 of the tax year. There is a small filing fee. The Board reviews your evidence (recent comparable sales, an appraisal, documentation of market value decline) and either reduces the assessed value or denies the appeal.
Supplemental Tax Bill Appeal
Disagree with a supplemental bill? You have 60 days from the date the bill was mailed to file an appeal. This is a tighter window than the regular appeal, so act quickly if the supplemental assessment looks too high.
Appeals make the most sense in declining markets or when your assessment is materially out of line with comparable recent sales. Pull recent sales of comparable homes within a quarter-mile and within the last six months as evidence. The Sacramento County Assessor’s office can also conduct an informal value review outside the formal appeal process if your case is straightforward.
Property Tax and Your Sacramento Mortgage Payment
In a typical Sacramento mortgage, property tax is part of the monthly payment, even though it is paid to the county only twice a year. Most lenders escrow taxes (and homeowners insurance) by adding 1/12 of the annual amount to your monthly payment, holding it in an escrow account, and disbursing the lump sum to the county when bills come due.
On a $600,000 Sacramento home with a 1.15% effective rate and a 20% down payment, the math looks something like this:
| Component | Approximate Monthly Amount |
|---|---|
| Principal & interest (30-year fixed at low rate) | ~$3,000 |
| Property tax escrow (1.15% of $600K / 12) | ~$575 |
| Homeowners insurance | ~$130 |
| Mello-Roos (if applicable, $2,000/yr / 12) | ~$167 |
| HOA (if applicable) | Varies, often $50 – $300 |
| Total estimated monthly | ~$3,705 – $4,170 depending on Mello-Roos and HOA |
Two budgeting points worth knowing. First, the supplemental tax bill is NOT in your escrow, so plan for it as a one-time out-of-pocket expense. Second, your escrow account gets re-analyzed annually. If property tax goes up (Prop 13 cap of 2% per year, plus any new bond measures), your monthly payment will adjust upward to keep the escrow funded. A higher monthly payment after a tax increase is normal, not an error.
If you are weighing two Sacramento homes and one has Mello-Roos while the other doesn’t, run the full payment math, not just the rate. A slightly higher mortgage rate on a non-CFD home can produce a lower total monthly payment than a low rate on a Mello-Roos home, depending on the special tax amount.
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Frequently Asked Questions
What is the property tax rate in Sacramento County?
Most Sacramento County homeowners pay a combined effective property tax rate between 1.05% and 1.3% of assessed value. The rate starts with the 1% Proposition 13 base, then adds voter-approved school bonds, city bonds, and special district assessments specific to your Tax Rate Area. In Mello-Roos communities, the effective rate can climb to roughly 1.5% or higher.
When are Sacramento County property taxes due?
Sacramento County property taxes are paid in two installments. The first installment is due November 1 and becomes delinquent after December 10. The second installment is due February 1 and becomes delinquent after April 10. A 10% penalty applies immediately to any installment paid after the delinquency date.
How do I pay my Sacramento County property tax bill online?
Visit this link, enter your 14-digit parcel number or look it up by address, then pay by e-check (no fee) or credit/debit card (a third-party convenience fee applies). Save the confirmation receipt after the payment posts.
What is the Homeowners’ Exemption in Sacramento County?
The Homeowners’ Exemption reduces the assessed value of your owner-occupied primary residence by $7,000, which saves roughly $70 per year. File Form BOE-266 with the Sacramento County Assessor by February 15 of the tax year you want the exemption to apply. After February 15, you can still file but only receive 80% of the benefit for that year.
How do I appeal my Sacramento County property tax assessment?
File an Assessment Appeal Application with the Sacramento County Assessment Appeals Board between July 2 and November 30 of the tax year. For supplemental tax bills, you have 60 days from the date of the bill to file an appeal. Include comparable sales data and any supporting documentation.
What is a supplemental property tax bill in Sacramento County?
A supplemental tax bill covers the difference between the prior owner’s assessed value and your new assessed value (typically your purchase price) after a sale or new construction. It is sent in addition to the regular annual tax bill, usually within several months of closing, and most lender escrow accounts do not cover it. Set aside cash to pay it out of pocket.
What happens if I pay my Sacramento County property taxes late?
A 10% penalty is added to the unpaid installment immediately after the delinquency date. After June 30, the property moves to tax-defaulted status and additional penalties and interest of 1.5% per month accrue. After five years of default, the property may be sold at a tax sale.
Talk to JVM Lending About Your Sacramento Home Purchase
Property tax is a major component of your monthly housing payment, and getting the math right at the application stage prevents surprises after closing. If you are buying or refinancing in Sacramento County and want a clear picture of your full monthly payment (including escrow for taxes, insurance, and any Mello-Roos), we can walk you through the numbers in 15 minutes.
If a refinance is on the table, particularly for debt consolidation, factor your full Sacramento County tax bill into the new escrow analysis. A higher rate that lowers your total monthly payment can still be the right move.
Ready to talk through your Sacramento home purchase or refinance? Contact JVM Lending today for a free rate quote.
Please Note: The information in this post is for informational and educational purposes only. JVM Lending is not a tax professional or financial advisor. Verify rates, deadlines, and exemption eligibility with the Sacramento County Assessor or Treasurer-Tax Collector before making financial decisions.
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