Aromas, San Benito County, California Property Taxes
Property Taxes in Aromas, California
Median Aromas, California effective property tax rate: 1.11%, significantly lower than the national median of 1.02%, and lower than the California state median of 1.21%.
Median Aromas, California home value: $463,007
Median annual Aromas, California tax bill: $5,197, higher by $2,797 than the national median property tax bill of $2,400.
How are property taxes in San Benito calculated?
Property taxes in Aromas, 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 Aromas's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Aromas, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Aromas, San Benito County, California Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.11%
Estimate Property Tax Bill
$5,139
$4,769
How Does the Aromas Property Tax Calculator Work?
Use this Aromas property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Aromas's median effective tax rate of 1.11% — based on actual property records in San Benito County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local appraisal district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Aromas'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 Aromas: rates range from 1.11% in 95004 to 1.11% in 95004, 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 Aromas.
About Aromas Property Taxes
About Property Taxes in Aromas, San Benito, California
Aromas’s median effective property tax rate of 1.11% is higher than the California state median of 1.21% and higher than the national median of 1.02%. This rate reflects the San Benito 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 Aromas. Homeowners in the 95004 ZIP code carry a median effective rate of 1.11%, while those in 95004 pay 1.11%. This spread — 0 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across San Benito County. Understanding which part of Aromas you live in can make a meaningful difference to your annual tax bill.
Aromas homeowners who believe their assessed value is too high can file a formal appeal with the local Tax Assessor before the November 30, 2025 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 Aromas, San Benito 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 Aromas'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 Ă· 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 Aromas Tax Rate
1.11%
Our median effective property tax rate (tax bill Ă· 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 San Benito County Tax Rate
1.27%
Median Effective California Tax Rate
1.21%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Aromas, San Benito County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 95004 | 1.09% | 1.10% | 1.11% | 1.13% | 1.16% |
Source: Ownwell
Property Tax Assessment Values Across Aromas, San Benito County, California
When examining property taxes in Aromas, 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 San Benito County appraisal district 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 San Benito County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of July.
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 Aromas.
For example, the median home price in Aromas is $463,007, with tax bills ranging significantly across the county. 95004 has the highest median home price at $463,007.
Property Tax Assessment Values Across Aromas, San Benito County, California
Source: Ownwell
$228,972
$408,447
$587,922
Median Aromas Market Value
$463,007
Median San Benito County Market Value
$511,438
Median California Market Value
$427,605
Median United States Market Value
$235,294
Property Tax Assessment Values Across Aromas, San Benito County, California
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 95004 | $108,763 | $263,551 | $463,007 | $683,325 | $878,051 |
Source: Ownwell
Property Tax Bills Across Aromas, San Benito County, California
Property tax bills in Aromas are calculated by applying the local property tax rate to a home’s assessed value, which is based on the market value of the property. The assessed value is the starting point for determining how much a homeowner owes each year, and it can be affected by changes in the housing market, improvements to the home, and local taxing authorities’ budgets.
For homeowners in Aromas, the size of the property tax bill can have a meaningful impact on annual housing costs. With a median home price of $463,007, property taxes can add a significant expense on top of mortgage payments and insurance. The median tax bill in the area is $5,197 in ZIP code 95004, which is well above the national median property tax bill of $2,400 and the national median property tax rate of 1.02%.
Median Aromas Tax Bill
$5,197
Median San Benito County Tax Bill
$6,715
Median California Tax Bill
$5,134
Median United States Tax Bill
$2,400
Property Tax Bills Across Aromas, San Benito County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 95004 | $1,063 | $2,826 | $5,197 | $7,637 | $10,046 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | November 30 |
Links | |
|---|---|
| San Benito Tax Assessor | |
| Website | www.sanbenitocountyca.gov |