San Mateo, San Mateo County, California Property Taxes
Property Taxes in San Mateo, California
Median San Mateo, California effective property tax rate: 1.34%, significantly higher than the national median of 1.02%, and higher than the California state median of 1.21%.
Median San Mateo, California home value: $815,504
Median annual San Mateo, California tax bill: $10,720, $8,320 higher than the national median property tax bill of $2,400.
How are property taxes in San Mateo calculated?
Property taxes in San Mateo, 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 San Mateo's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in San Mateo, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
San Mateo, San Mateo County, California Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.34%
Estimate Property Tax Bill
$10,928
$10,141
$774
Average Annual Tax Savings
How Does the San Mateo Property Tax Calculator Work?
Use this San Mateo property tax calculator to estimate your annual tax bill. Enter your property's assessed value and our calculator applies San Mateo's median effective tax rate of 1.34% — based on actual property records in San Mateo 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 San Mateo'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 San Mateo: rates range from $8,837 in 94401 to $13,732 in 94402, primarily due to differences in school district levies and local assessment districts.
If your estimate is higher than expected, Ownwell can appeal your San Mateo assessment — you only pay if we save you money.
About San Mateo Property Taxes
About Property Taxes in San Mateo, San Mateo, California
San Mateo’s median effective property tax rate of 1.34% is higher than the California state median of 1.21% and higher than the national median of 1.02%. This rate reflects the San Mateo 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 San Mateo. Homeowners in the 94401 ZIP code carry a median effective rate of 1.42%, while those in 94402 pay 1.28%. This spread — 0.14 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across San Mateo County. Understanding which part of San Mateo you live in can make a meaningful difference to your annual tax bill.
San Mateo homeowners who believe their assessed value is too high can file a formal appeal with the local Tax Assessor before the December 1, 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 San Mateo, San Mateo 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 San Mateo'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 San Mateo Tax Rate
1.34%
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 Mateo County Tax Rate
1.23%
Median Effective California Tax Rate
1.21%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across San Mateo, San Mateo County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 94401 | 1.22% | 1.29% | 1.42% | 1.67% | 2.26% |
| 94402 | 1.15% | 1.20% | 1.28% | 1.47% | 2.04% |
| 94403 | 1.18% | 1.23% | 1.34% | 1.56% | 2.09% |
| 94404 | 1.21% | 1.25% | 1.32% | 1.48% | 1.69% |
Source: Ownwell
$774
Average Annual Tax Savings
Save on Your Property Taxes and More With Ownwell
Property Tax Assessment Values Across San Mateo, San Mateo County, California
When examining property taxes in San Mateo, 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 Mateo County assessment office 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 Mateo County, assessment notices are sent in October each year. They'll typically reach your mailbox by the middle of October.
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. The median home price in San Mateo is $815,504, with tax bills ranging significantly across the county. Zip code 94402 has the highest median home price at $1,109,598.
Property Tax Assessment Values Across San Mateo, San Mateo County, California
Source: Ownwell
$462,344
$2,599,052
$4,735,760
Median San Mateo Market Value
$815,504
Median San Mateo County Market Value
$810,000
Median California Market Value
$427,605
Median United States Market Value
$235,294
Property Tax Assessment Values Across San Mateo, San Mateo County, California
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 94401 | $176,652 | $357,144 | $634,622 | $1,020,094 | $1,438,459 |
| 94402 | $215,266 | $541,296 | $1,109,598 | $1,891,889 | $2,723,023 |
| 94403 | $181,798 | $441,696 | $840,000 | $1,424,732 | $1,931,398 |
| 94404 | $297,503 | $429,901 | $736,662 | $1,058,999 | $1,368,060 |
Source: Ownwell
$774
Average Annual Tax Savings
Save on Your Property Taxes and More With Ownwell
Property Tax Bills Across San Mateo, San Mateo County, California
Property tax bills in San Mateo are based on the assessed value of a home and the local tax rate, so a higher market value can lead to a larger bill. For homeowners, that means the amount owed can vary widely from one property to another, even within the same city. With a median home price of $815,504, San Mateo homeowners often face property tax bills that are well above the national median property tax bill of $2,400.
What determines the bill? The home’s assessed value, local levies, and any exemptions or appeals that may reduce what is owed. In San Mateo, the 25th percentile tax bill is $6,486, while the 75th percentile is $16,894 and the 90th percentile is $23,781. The lowest median tax bill is $8,837 in ZIP code 94401, and the highest median tax bill is $13,732 in ZIP code 94402.
Ownwell can help homeowners lower their property tax bills by identifying savings opportunities, filing appeals, and checking for exemptions that may reduce assessed value and overall taxes.
Property Tax Bills Across San Mateo, San Mateo County, California
Source: Ownwell
$4,835
$26,810
$48,785
Median San Mateo Tax Bill
$10,720
Median San Mateo County Tax Bill
$9,758
Median California Tax Bill
$5,134
Median United States Tax Bill
$2,400
Property Tax Bills Across San Mateo, San Mateo County, California
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 94401 | $3,767 | $5,742 | $8,837 | $13,127 | $17,674 |
| 94402 | $4,355 | $7,672 | $13,732 | $22,006 | $30,714 |
| 94403 | $3,890 | $6,645 | $10,913 | $17,170 | $23,103 |
| 94404 | $4,913 | $6,302 | $9,591 | $12,921 | $16,633 |
Source: Ownwell
$774
Average Annual Tax Savings
Save on Your Property Taxes and More With Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Property Valuation Date | January 1 |
| Appeal Deadline | December 1 |
| Tax Bill | |
| Issued | October 1 |
| Due Date #1 | December 10 |
| Due Date #2 | April 10 |
Links | |
|---|---|
| San Mateo Tax Assessor | |
| Website | county-taxes.net |