Whether you own a home in Redwood City, San Mateo, Burlingame, or anywhere else in the county, understanding your property tax obligations is a crucial part of homeownership on the Peninsula. This guide covers how San Mateo County property taxes are calculated, what you can expect to pay, key deadlines, and how to take advantage of available exemptions and appeals.
California’s base property tax rate is 1% of assessed value under Proposition 13. On top of that, voter-approved local bonds and special assessments add to the effective rate. In San Mateo County, the effective property tax rate is approximately 1.08% to 1.52% depending on your city and tax code area, with a countywide average of about 1.26%.
For the 2025-2026 fiscal year, the San Mateo County assessment roll reached a record $341.1 billion, growing 4.80% over the prior year. For the upcoming 2026-2027 fiscal year, assessed values grew another 4.3% based on the January 1, 2026 lien date, according to the San Mateo County Controller’s Office.
With a median home value of approximately $1.44 million, the typical San Mateo County homeowner pays around $8,600 to $18,100 per year in property taxes, depending on when the home was purchased and the specific tax rate area.
What Are Property Taxes?
Property taxes are annual levies that property owners pay to local government entities including counties, cities, and school districts. In San Mateo County, these funds support essential community services including public schools, public safety, libraries, roads, and infrastructure maintenance. Your property taxes are a direct investment in the quality of life that makes San Mateo County one of the most sought-after places to live in California.
How Much Is Property Tax in San Mateo County?
The San Mateo County Assessor’s Office evaluates your property each year to establish an assessed value as of January 1. That assessed value is then multiplied by the applicable tax rate to determine your tax bill.
California’s base property tax rate is set at 1% of assessed value under Proposition 13. On top of that base rate, voter-approved local bonds and special assessments are added, which vary by location. The effective property tax rate across San Mateo County is approximately 1.26%, with variation by city, ranging from around 1.08% in some areas to 1.52% in others.
With a median home value of $1,441,300, San Mateo County property owners typically pay around $8,637 annually in property taxes. Your individual bill will depend on your property’s assessed value, your specific tax code area, and any exemptions that apply. You can use this online calculator for your property tax estimate.
It is also worth noting that even when tax rates stay flat, bills can rise if your assessed value increases. The 2025-26 San Mateo County assessment roll reached a record high of $341.1 billion, growing by 4.80% from the prior year, driven by continued residential demand and commercial development.
Where Your San Mateo County Property Tax Dollar Goes
In FY 2024-25, San Mateo County collected approximately $4.1 billion in total property tax revenue. Here is how the 1% general tax portion (roughly $3.3 billion) is distributed:
| Recipient | Share | Approx. Amount |
|---|---|---|
| Schools (K-12 and community colleges) | 51% | $1.74 billion |
| County government | 25% | $853 million |
| Cities | 16% | ~$528 million |
| Special districts | 7% | ~$231 million |
| Former redevelopment agencies | 1% | ~$33 million |
Source: San Mateo County Controller’s Office, Property Tax Highlights FY 2024-25 (published January 2026).
Beyond the 1% general tax, an additional $438 million in special charges funds services like sewer maintenance, mosquito abatement, and flood control. Another $399 million covers debt service on voter-approved school bonds and other local bond measures.
When Are Property Taxes Due in San Mateo County?
San Mateo County property taxes are billed annually and paid in two installments:
The first installment is due on November 1 and becomes delinquent after December 10. The second installment is due on February 1 and becomes delinquent after April 10.
Tax bills are mailed in October. Even if you do not receive your bill, you remain responsible for paying by these deadlines. You can view and pay your bill online at any time through the San Mateo County Treasurer-Tax Collector.
Can I Pay My San Mateo County Property Tax Online?
Yes. San Mateo County offers a convenient online payment system where you can pay by eCheck at no charge, or by credit card with a 2.35% service fee. Payments are accepted online 24 hours a day, seven days a week. You can also pay by phone at (866) 220-0308 or by mailing a check to the San Mateo County Tax Collector at PO Box 45878, San Francisco, CA 94145-0878.
To pay online, visit the San Mateo County Treasurer-Tax Collector – Property Taxes portal.
San Mateo County Property Taxes vs. Neighboring Counties
How does San Mateo County compare to its Bay Area neighbors? Here is a side-by-side look at effective property tax rates and median annual bills across the Peninsula and surrounding counties.
| County | Effective Rate | Median Home Value | Median Annual Tax | Prop 13 Base |
|---|---|---|---|---|
| San Mateo | ~1.08%-1.52% | ~$1.44M | ~$8,600+ | 1% |
| Santa Clara | ~1.0%-1.3% | ~$1.56M | ~$10,000+ | 1% |
| Alameda | ~1.1%-1.3% | ~$1.09M | ~$3,900+ | 1% |
| San Francisco | ~1.1%-1.2% | ~$1.80M | ~$4,300+ | 1% |
Note: Effective rates vary significantly by city and tax code area within each county. Median tax figures reflect long-term owners benefiting from Prop 13 caps; new buyers will pay based on current purchase price. Figures are approximate based on SmartAsset, 24/7 Wall St., and county assessor data.
The key takeaway for homebuyers: all Bay Area counties start with the same 1% Prop 13 base rate. The differences come from local bond measures and special assessments that vary by city and even by neighborhood. When comparing homes across county lines, always check the specific tax rate area to understand your actual annual obligation.
Frequently Asked Questions
What If I Miss My Property Tax Payment?
After 5:00 p.m. on the delinquency date, a 10% penalty is added to the unpaid installment. For the second installment, an additional $40 cost is also applied. If taxes remain unpaid after five years, the property may be subject to sale to cover the outstanding balance. Not receiving a bill does not excuse late payment, so mark these deadlines on your calendar each year.
How Can I View My San Mateo County Property Tax Bill?
There are several ways to access your bill. You can search for your bill online using your property address or Assessor’s Parcel Number through the San Mateo County Tax Collector’s website. Bills are also mailed in October each year. If you need an in-person copy, you can visit the San Mateo County Tax Collector’s Office at 555 County Center, Floor 1, Redwood City, CA 94063.
Are There Exemptions That Can Lower My Tax Bill?
Yes. California offers several programs that can reduce the assessed value of your property and lower your annual bill.
The standard California Homeowner’s Exemption reduces the assessed value of your primary residence by $7,000, lowering the taxable base for all property owners who occupy their home as a principal residence. You only need to apply once and the exemption renews automatically.
Additional programs are available for seniors, disabled veterans, and qualifying low-income homeowners, including the Property Tax Postponement program for seniors 62 and older who meet income and equity requirements. Contact the San Mateo County Assessor’s Office for eligibility details and application forms.
Can I Appeal My San Mateo County Property Tax Assessment?
Yes. If you believe your property’s assessed value is higher than its fair market value, you can file an appeal with the San Mateo County Assessment Appeals Board. The filing window for regular assessments runs from July 2 through November 30 each year. You must continue paying your taxes while an appeal is pending. If the board lowers your assessed value, an adjustment or refund will follow. Contact the Assessment Appeals Board at (650) 363-4573 or visit the San Mateo County Assessment Appeals Board page for more information.
Is There a Cap on Property Tax Increases in San Mateo County?
Yes. Thanks to Proposition 13, passed by California voters in 1978, the assessed value of your property can increase by no more than 2% annually, as long as there is no change in ownership or significant new construction. This provides homeowners with a predictable, stable tax obligation even as market values fluctuate. If you purchase a new home or make significant improvements, your property will be reassessed at current market value, resetting your base year value.
Does My Mortgage Lender Pay My Property Taxes?
If your mortgage includes an escrow account, your lender collects a portion of your estimated annual property taxes with each monthly payment and remits payment to the San Mateo County Tax Collector on your behalf. Review your annual escrow analysis statement to confirm the correct amounts are being collected, particularly after any change in your assessed value.
Have Questions About Your Property Taxes?
Navigating property taxes can seem daunting, but it does not have to be. Whether you are curious about your tax rate, want to understand your bill, or are exploring ways to appeal your assessment, JVM Lending is here to help.
Contact us at JVM Lending for more information on property taxes and let us be your go-to resource for all of your San Mateo County real estate questions. Reach JVM Lending at (855) 855-4491 or email hello@jvmlending.com.
Please Note: The information provided in this blog post is intended for informational and educational purposes only. JVM Lending is not a tax professional or financial advisor. Property tax laws and regulations can be complex and may vary by location and individual circumstances. We strongly recommend consulting with certified tax professionals for personalized advice and guidance on property tax matters. If you’d like a referral to a tax professional or financial advisor, contact us and we’ll happily refer you to one of the trusted professionals in our network.
