Tracy, San Joaquin County, California Property Taxes
Property Taxes in Tracy, California
Median Tracy, California effective property tax rate: 1.15%, significantly higher than the national median of 1.02%, and lower than the California state median of 1.21%.
Median Tracy, California home value: $493,242
Median annual Tracy, California tax bill: $6,301, $3,901 higher than the national median property tax bill of $2,400.
How are property taxes in San Joaquin calculated?
Property taxes in Tracy, 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 Tracy's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Tracy, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Tracy, San Joaquin County, California Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.15%
Estimate Property Tax Bill
$5,672
$5,264
How Does the Tracy Property Tax Calculator Work?
Use this Tracy property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Tracy's median effective tax rate of 1.15% — based on actual property records in San Joaquin 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 Tracy'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 Tracy: rates range from $3,901 in 95376 to $10,770 in 95391, 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 Tracy.
About Tracy Property Taxes
About Property Taxes in Tracy, San Joaquin, California
Tracy’s median effective property tax rate of 1.15% is lower than the California state median of 1.21% and higher than the national median of 1.02%. This rate reflects the San Joaquin 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 Tracy. Homeowners in the 95391 ZIP code carry a median effective rate of 1.62%, while those in 95376 pay 1.10%. This spread — 0.52 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across San Joaquin County. Understanding which part of Tracy you live in can make a meaningful difference to your annual tax bill.
Tracy homeowners who believe their assessed value is too high can file a formal appeal with the Tax Assessor before the November 30, 2026 deadline each year.
If your estimated bill 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 Tracy, San Joaquin 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 Tracy'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 Tracy Tax Rate
1.15%
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 San Joaquin County Tax Rate
1.23%
Median Effective California Tax Rate
1.21%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Tracy, San Joaquin County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 95304 | 1.06% | 1.09% | 1.16% | 1.39% | 1.53% |
| 95376 | 1.06% | 1.08% | 1.10% | 1.12% | 1.14% |
| 95377 | 1.08% | 1.12% | 1.30% | 1.47% | 1.61% |
| 95391 | 1.44% | 1.54% | 1.62% | 1.73% | 1.98% |
| 95206 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Tracy, San Joaquin County, California
When examining property taxes in Tracy, 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 Joaquin 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 Joaquin County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of May.
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 Tracy.
For example, the median home price in Tracy is $493,242, with tax bills ranging significantly across the county. 95391 has the highest median home price at $668,820.
Property Tax Assessment Values Across Tracy, San Joaquin County, California
Source: Ownwell
$106,154
$446,268
$786,381
Median Tracy Market Value
$493,242
Median San Joaquin County Market Value
$320,162
Median California Market Value
$427,605
Median United States Market Value
$235,294
Property Tax Assessment Values Across Tracy, San Joaquin County, California
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 95304 | $91,024 | $329,782 | $540,918 | $753,457 | $998,478 |
| 95376 | $149,464 | $237,098 | $351,683 | $487,847 | $611,895 |
| 95377 | $316,394 | $407,749 | $546,819 | $710,981 | $884,328 |
| 95391 | $395,758 | $528,276 | $668,820 | $804,013 | $938,837 |
| 95206 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Tracy, San Joaquin County, California
Property tax bills in Tracy are calculated from the assessed value of a home, which is then multiplied by the local property tax rate. Because taxes are based on assessed value rather than market price alone, a home’s tax bill can change when the county reassesses the property or when local tax rates shift. Factors such as location, neighborhood, and any improvements that affect assessed value can influence the final bill.
For Tracy homeowners, the numbers can vary widely. The median home price is $493,242, while the property tax bill ranges from $3,901 in ZIP code 95376 to $10,770 in ZIP code 95391. The 25th percentile tax bill is $4,013, the 75th percentile is $9,599, and the 90th percentile reaches $12,494. Compared with the national median property tax rate of 1.02% and the national median property tax bill of $2,400, Tracy homeowners often face a much larger annual burden.
Median Tracy Tax Bill
$6,301
Median San Joaquin County Tax Bill
$4,013
Median California Tax Bill
$5,134
Median United States Tax Bill
$2,400
Property Tax Bills Across Tracy, San Joaquin County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 95304 | $3,045 | $5,069 | $7,467 | $10,015 | $12,717 |
| 95376 | $1,601 | $2,621 | $3,901 | $5,435 | $6,849 |
| 95377 | $3,990 | $5,211 | $6,920 | $9,655 | $13,058 |
| 95391 | $7,541 | $9,082 | $10,770 | $12,483 | $14,148 |
| 95206 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Property Valuation Date | January 1 |
| Appeal Deadline | November 30 |
| Tax Bill | |
| Issued | October 1 |
| Due Date #1 | December 10 |
| Due Date #2 | April 10 |
Links | |
|---|---|
| San Joaquin Tax Assessor | |
| Website | common3.mptsweb.com |