Waterford, Stanislaus County, California Property Taxes

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Property Taxes in Waterford, California

Median Waterford, California effective property tax rate: 1.25%, significantly higher than the national median of 1.02%, and higher than the California state median of 1.21%.
Median Waterford, California home value: $240,275
Median annual Waterford, California tax bill: $3,011, $611 higher than the national median property tax bill of $2,400.

How are property taxes in Stanislaus calculated?

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

Last Updated April 13, 2026

Waterford, Stanislaus County, California Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

1.25%

Estimate Property Tax Bill

$3,003

$2,787

How Does the Waterford Property Tax Calculator Work?

Use this Waterford property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Waterford's median effective tax rate of 1.25% — based on actual property records in Stanislaus 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 Waterford'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 Waterford: rates range from 1.25% in 95386 to 1.25% in 95386, 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 Waterford.

About Waterford Property Taxes

About Property Taxes in Waterford, Stanislaus, California

Waterford's median effective property tax rate of 1.25% is higher than the California state median of 1.21% and higher than the national median of 1.02%. This rate reflects the Stanislaus 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 Waterford. Homeowners in ZIP code 95386 carry a median effective rate of 1.25%, while those in 95386 pay 1.25%. This spread — 0.00 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Stanislaus County. Understanding which part of Waterford you live in can make a meaningful difference to your annual tax bill.

Waterford homeowners who believe their assessed value is too high can file a formal appeal with the local Tax Assessor before November 30, 2026.

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 Waterford, Stanislaus 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 Waterford'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 Waterford, Stanislaus County, California

Source: Ownwell

1.07%

1.34%

1.61%

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 Waterford Tax Rate

1.25%

Median Effective Stanislaus County Tax Rate

1.14%

Median Effective California Tax Rate

1.21%

Median Effective United States Tax Rate

1.02%

Property Tax Rates Across Waterford, Stanislaus County, California

Zip	10th Percentile	25th Percentile	Median Tax Rate	75th Percentile	90th Percentile
95386	1.18%	1.21%	1.25%	1.32%	1.41%

Source: Ownwell

Property Tax Assessment Values Across Waterford, Stanislaus County, California

When examining property taxes in Waterford, 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 Stanislaus 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 Stanislaus County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the month when notices are sent.

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 Waterford.

For example, the median home price in Waterford is $240,275, with tax bills ranging significantly across the county. 95386 has the highest median home price at $240,275.

Property Tax Assessment Values Across Waterford, Stanislaus County, California

Source: Ownwell

$128,404

$416,736

$705,068

Median Waterford Market Value

$240,275

Median Stanislaus County Market Value

$268,470

Median California Market Value

$427,605

Median United States Market Value

$235,294

Property Tax Assessment Values Across Waterford, Stanislaus County, California

Zip	10th Percentile	25th Percentile	Median Home Price	75th Percentile	90th Percentile
95386	$113,480	$156,198	$240,275	$357,020	$457,329

Source: Ownwell

Property Tax Bills Across Waterford, Stanislaus County, California

Waterford property tax bills are calculated using the assessed value of a home, which is based on the market value of the property. Local tax rates are then applied to that assessed value to determine the annual bill. For homeowners in Waterford, the median home price is $240,275, and the median property tax bill is $3,011, which is above the national median property tax bill of $2,400.

Several factors can affect the final amount, including the home’s assessed value, local tax rates, and any exemptions that may apply. In Waterford, property tax bills vary widely, with the 25th percentile at $2,040 and the 75th percentile at $4,329. At the 90th percentile, bills reach $5,584, showing how much taxes can rise for higher-valued homes.

Because property taxes are tied to assessed value, homeowners with rising home values may see their bills increase over time.

Property Tax Bills Across Waterford, Stanislaus County, California

Source: Ownwell

$1,680

$4,852

$8,024

Median Waterford Tax Bill

$3,011

Median Stanislaus County Tax Bill

$3,195

Median California Tax Bill

$5,134

Median United States Tax Bill

$2,400

Property Tax Bills Across Waterford, Stanislaus County, California

Zip	10th Percentile	25th Percentile	Median Tax Bill	75th Percentile	90th Percentile
95386	$1,545	$2,040	$3,011	$4,329	$5,584

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
Stanislaus Tax Assessor
Website	secure.stancounty.com

Frequently Asked Property Tax Questions in Waterford, California

How are property taxes calculated in Waterford, California?

Property taxes in Waterford, 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 Waterford, California?

To appeal your property taxes in Waterford, 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 Waterford, California?

Common property tax exemptions in Waterford, 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 Waterford, California?

Property tax deadlines in Waterford, 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 Waterford, California?

Ownwell provides professional property tax appeal services in Waterford, 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.