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South San Francisco, San Mateo County, California Property Taxes

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Property Taxes in South San Francisco, California

  • Median South San Francisco, California effective property tax rate: 1.17%, significantly lower than the national median of 1.02%, and lower than the California state median of 1.21%.

  • Median South San Francisco, California home value: $622,984

  • Median annual South San Francisco, California tax bill: $7,111, $4,711 higher than the national median property tax bill of $2,400.

How are property taxes in San Mateo calculated?

Property taxes in South San Francisco, 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 South San Francisco's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in South San Francisco, knowing local tax details benefits homeowners and investors.

Last Updated April 13, 2026

South San Francisco, San Mateo County, California Property Tax Bill Calculator

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

1.17%

Estimate Property Tax Bill

$7,289

$6,764

SAVE WITH OWNWELL

$774

Average Annual Tax Savings

How Does the South San Francisco Property Tax Calculator Work?

Use this South San Francisco property tax calculator to estimate your annual tax bill. Enter your property's assessed value and our calculator applies South San Francisco's median effective tax rate of 1.17% — based on actual property records in San Mateo County — to generate your estimate.

Enter your property's estimated assessed value — the figure the local assessment system uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies South San Francisco'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 South San Francisco: rates range from 7109.00 in 94080 to 7109.00 in 94080, primarily due to differences in school district levies and local assessment districts.

If your estimate is higher than expected, Ownwell can appeal your South San Francisco assessment — you only pay if we save you money.

About South San Francisco Property Taxes

About Property Taxes in South San Francisco, San Mateo, California

South San Francisco’s median effective property tax rate of 1.17% is lower 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 South San Francisco. Homeowners in ZIP code 94080 carry a median effective rate of 1.17%, and the same ZIP also reflects the city’s median tax bill of $7,111. Understanding where you live in the city can make a meaningful difference to your annual tax bill.

South San Francisco homeowners who believe their assessed value is too high can file a formal appeal before the December 1, 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 South San Francisco, 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 South San Francisco's effective property tax rate to other cities in California and the median property tax rates in California and the U.S.

Property Tax Rates Across South San Francisco, San Mateo County, California

Source: Ownwell

1.07%

1.27%

1.47%

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 South San Francisco Tax Rate

1.17%

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 South San Francisco, San Mateo County, California

Zip10th Percentile25th PercentileMedian Tax Rate75th Percentile90th Percentile
940801.09%1.12%1.17%1.28%1.68%

Source: Ownwell

Property Tax Assessment Values Across South San Francisco, San Mateo County, California

When examining property taxes in South San Francisco, 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. 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 South San Francisco.

For example, the median home price in South San Francisco is $622,984, with tax bills ranging significantly across the county. 94080 has the highest median home price at $622,980.

Property Tax Assessment Values Across South San Francisco, San Mateo County, California

Source: Ownwell

$462,344

$2,599,052

$4,735,760

Median South San Francisco Market Value

$622,984

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 South San Francisco, San Mateo County, California

Zip10th Percentile25th PercentileMedian Home Price75th Percentile90th Percentile
94080$130,483$328,380$622,980$936,719$1,275,000

Source: Ownwell

Property Tax Bills Across South San Francisco, San Mateo County, California

Property tax bills in South San Francisco are based on the assessed value of a home, not its market price alone. Local tax rates are applied to that assessed value to determine what homeowners owe each year, so changes in assessment can directly affect the bill. With a median home price of $622,984, property tax costs can vary widely across the city, and homeowners may see bills that reflect differences in location, property features, and assessment history.

In San Mateo County, the median property tax bill is $7,109 in ZIP code 94080, which is well above the $2,400 national median property tax bill. Bills at the 25th percentile are $4,040, while the 75th percentile is $10,423 and the 90th percentile is $13,895, showing how much taxes can differ from one homeowner to another.

Ownwell helps homeowners lower property tax bills by reviewing assessments, identifying potential overassessments, and filing appeals when appropriate. This can reduce what you owe and help you keep more of your money each year.

Property Tax Bills Across South San Francisco, San Mateo County, California

Source: Ownwell

$4,835

$26,810

$48,785

Median South San Francisco Tax Bill

$7,111

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 South San Francisco, San Mateo County, California

Zip10th Percentile25th PercentileMedian Tax Bill75th Percentile90th Percentile
94080$2,072$4,040$7,109$10,420$13,886

Source: Ownwell

Don't miss the deadline to appeal!

Frequently Asked Property Tax Questions in South San Francisco, California

How are property taxes calculated in South San Francisco, California?
Property taxes in South San Francisco, California are calculated by multiplying your property's assessed value by the applicable tax rate set by local taxing authorities. The assessed value is determined by the county assessor and may differ from your property's market value depending on local assessment ratios and exemptions.
How do I appeal my property taxes in South San Francisco, California?
To appeal your property taxes in South San Francisco, California, you typically need to file a formal protest or appeal with your local appraisal district or assessor's office by the stated deadline. You'll need evidence such as comparable sales, a recent independent appraisal, or documentation of property condition issues. Ownwell can handle this entire process for you.
What property tax exemptions are available in South San Francisco, California?
Common property tax exemptions in South San Francisco, California include homestead exemptions for primary residences, senior citizen exemptions, veteran exemptions, and disability exemptions. Exemption amounts and eligibility requirements vary by county. Contact your local appraisal district or check Ownwell for details specific to your property.
When are property taxes due in South San Francisco, California?
Property tax deadlines in South San Francisco, California vary by county but typically include an assessment notice period in spring or early summer, followed by an appeal deadline, and a tax payment due date in the fall or winter. Check with your county assessor's office for specific dates in your area.
How can Ownwell help reduce my property taxes in South San Francisco, California?
Ownwell provides professional property tax appeal services in South San Francisco, California. Our team analyzes your assessment, gathers evidence, files all paperwork, and represents you at hearings — all with no upfront cost. You only pay a percentage of your savings if we successfully lower your tax bill.