Willow Ranch, Modoc County, California Property Taxes
Property Taxes in Willow Ranch, California
Median Willow Ranch, California effective property tax rate: 1.09%, significantly higher than the national median of 1.02%, and lower than the California state median of 1.21%.
Median Willow Ranch, California home value: $69,786
Median annual Willow Ranch, California tax bill: $719, $1,681 lower than the national median property tax bill of $2,400.
How are property taxes in Modoc calculated?
Property taxes in Willow Ranch, California are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding Willow Ranch's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Willow Ranch, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Willow Ranch, Modoc County, California Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.09%
Estimate Property Tax Bill
$761
$706
How Does the Willow Ranch Property Tax Calculator Work?
Use this Willow Ranch property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Willow Ranch's median effective tax rate of 1.09% — based on actual property records in Modoc County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local assessment process uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Willow Ranch's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.
Your bill may vary by ZIP code within Willow Ranch: rates range from 1.09% in 96108 to 1.09% in 96108, primarily due to differences in school district levies and local assessment districts.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Willow Ranch.
About Willow Ranch Property Taxes
About Property Taxes in Willow Ranch, Modoc, California
Willow Ranch’s median effective property tax rate of 1.09% is higher than the California state median of 1.21% and lower than the national median of 1.02%. This rate reflects the Modoc County base levy combined with local school district levies and Mello-Roos Community Facility Districts that vary by subdivision throughout the city.
Property tax rates are not uniform across Willow Ranch. Homeowners in the 96108 ZIP code carry a median effective rate of 1.09%, while those in the 96108 pay 1.09%. This spread — 0 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Modoc County. Understanding which part of Willow Ranch you live in can make a meaningful difference to your annual tax bill.
Willow Ranch homeowners who believe their assessed value is too high can file a formal appeal with the local Tax Assessor before the November 30, 2026 deadline each year.
If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.
Property Tax Rates Across Willow Ranch, Modoc County, California
As noted earlier, local government entities set tax rates, which can vary widely within a state.
Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.
While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.
Below, you can compare Willow Ranch's effective property tax rate to other cities in California and the median property tax rates in California and the U.S.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Willow Ranch Tax Rate
1.09%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Modoc County Tax Rate
1.11%
Median Effective California Tax Rate
1.21%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Willow Ranch, Modoc County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 96108 | 0.97% | 1.02% | 1.09% | 1.32% | 1.66% |
Source: Ownwell
Property Tax Assessment Values Across Willow Ranch, Modoc County, California
When examining property taxes in Willow Ranch, California, understanding the distinction between "market value" and "assessed value" is crucial.
The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Modoc County assessor estimates the market value for tax purposes.
The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
Assessment notices:
In Modoc County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the month.
Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Willow Ranch.
For example, the median home price in Willow Ranch is $69,786, with tax bills ranging significantly across the county. 96108 has the highest median home price at $69,786.
Property Tax Assessment Values Across Willow Ranch, Modoc County, California
Source: Ownwell
$46,706
$134,133
$221,559
Median Willow Ranch Market Value
$69,786
Median Modoc County Market Value
$90,004
Median California Market Value
$427,605
Median United States Market Value
$235,294
Property Tax Assessment Values Across Willow Ranch, Modoc County, California
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 96108 | $17,604 | $45,112 | $69,786 | $106,273 | $216,007 |
Source: Ownwell
Property Tax Bills Across Willow Ranch, Modoc County, California
Property tax bills in Willow Ranch are based on the assessed value of a home and the local tax rate set by Modoc County and other taxing authorities. For a home with a median market value of $69,786, the bill reflects how that value is assessed for tax purposes rather than what a homeowner originally paid. The amount owed can also vary depending on local levies for schools, services, and other public needs.
For many homeowners, the bill is a meaningful part of annual housing costs. The 25th percentile tax bill is $505, while the 75th percentile is $1,488 and the 90th percentile is $2,349. The median tax bill is $719, which is well below the national median property tax bill of $2,400 and the national median property tax rate of 1.02%. In Willow Ranch, that means property taxes are generally lower than average, but they still depend on market value, assessment, and local tax rates.
Median Willow Ranch Tax Bill
$719
Median Modoc County Tax Bill
$1,019
Median California Tax Bill
$5,134
Median United States Tax Bill
$2,400
Property Tax Bills Across Willow Ranch, Modoc County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 96108 | $206 | $505 | $719 | $1,488 | $2,349 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | November 30 |
Links | |
|---|---|
| Modoc Tax Assessor | |
| Website | www.co.modoc.ca.us |