A working broker's read on what San Francisco and Marin homeowners and buyers actually pay in property tax: the current 2026 rates, how Proposition 13 sets them, what changes the moment you buy, and how to estimate your own annual bill.
California's base property tax rate is 1% of a property's assessed value under Proposition 13, plus any voter-approved local taxes and bonds. In San Francisco, the effective secured rate for fiscal year 2025–26 is 1.18268% (about 1.18%). In Marin County, a new buyer typically pays an effective rate between 1.0% and 1.25%, depending on the city and local assessments. Your assessed value usually starts at your purchase price and can rise no more than 2% a year for as long as you own the home.
California, San Francisco & Marin property tax calculator
Want a quick number? Enter a purchase price and pick a rate to estimate your annual property tax. The fast rule of thumb across San Francisco and Marin is purchase price × 1.2%.
Quick estimate
Estimate only. Actual bills vary by tax rate area and exclude the first-year supplemental tax. Confirm your exact figure on the preliminary title report.
At the 1.2% rule of thumb, here's roughly what different price points cost per year in San Francisco and Marin:
| $1,000,000 home | ≈ $12,000 / year |
|---|---|
| $1,500,000 home | ≈ $18,000 / year |
| $2,000,000 home | ≈ $24,000 / year |
| $3,000,000 home | ≈ $36,000 / year |
How property tax works in California
California's property tax system is governed by Proposition 13, passed in 1978. It sets the base rate at 1% of a property's assessed value and caps the annual increase in that assessed value at 2% per year — as long as ownership doesn't change.
Your assessed value usually starts as your purchase price. When you buy, the county reassesses the home at what you paid, and that figure becomes the basis for your tax bill. Because the annual increase is capped at 2%, a longtime owner often pays far less than a new buyer of an identical home next door. This is the single most misunderstood part of California property tax, and it matters when you're estimating what you'll actually pay.
Every property starts at 1% of its assessed value — the ceiling Proposition 13 set in 1978.
Assessed value can rise no more than 2% a year while you own, regardless of what the market does.
Cities add bonds and assessments for schools, parks, and transit, which lift the effective rate just above 1%.
San Francisco property tax rate in 2026
For fiscal year 2025–26, the San Francisco secured property tax rate is 1.18268% — roughly 1.18% of assessed value. That figure includes the 1% Proposition 13 base plus the voter-approved bonds the city sets each year for schools, transit, and community college.
As a quick example, a $1,500,000 home in San Francisco at the 2025–26 rate of about 1.18% would generate an annual property tax bill of roughly $17,740, before any supplemental assessment.
Marin County property tax rate in 2026
Marin doesn't have a single rate. The county is divided into hundreds of tax rate areas, each combining the 1% base with the local bonds and special assessments that voters in that area have approved. For a new buyer, the effective rate generally falls between 1.0% and 1.25%. Cities like San Rafael, Novato, Mill Valley, and Larkspur all sit within that band, with the exact figure set by the bonds tied to your specific address.
For example, a $1,500,000 home in San Rafael at a 1.2% effective rate would generate an annual property tax bill of about $18,000. Because the rate varies by tax rate area, always confirm the specific figure on the preliminary title report before you remove contingencies.
What you'll actually pay vs. published averages
You'll see "average effective rates" for Marin published as low as 0.72%. That number is real, but it's misleading for a buyer. It's calculated by dividing total taxes collected by current market values, and because Proposition 13 locks in low assessed values for longtime owners, the average gets dragged down by people who bought decades ago.
When you buy today, your home is reassessed at your purchase price, so the rate that matters to you is the full effective rate — about 1.18% in San Francisco and 1.0% to 1.25% in Marin. Budget off that number, not the county-wide average.
Don't forget supplemental taxes in your first year
When you buy, the county issues a separate supplemental tax bill to cover the difference between the prior owner's assessed value and your new, usually higher, purchase price, prorated for the remainder of the tax year. It arrives separately from your regular bill, often several months after closing, and it catches a lot of first-time buyers off guard. Set money aside for it.
Property tax at a glance
| California base rate (Prop 13) | 1% of assessed value |
|---|---|
| San Francisco effective rate (2025–26) | 1.18268% (~1.18%) |
| Marin County effective rate (new buyer) | ~1.0% – 1.25% |
| Annual increase cap on assessed value | 2% per year |
| Example: $1.5M home in San Francisco | ≈ $17,740 / year |
| Example: $1.5M home in San Rafael | ≈ $18,000 / year |
| First-year supplemental tax | One-time, billed after reassessment |
Buyer strategy tips
Why property taxes matter for buyers and sellers
Property taxes are more than a line item. For buyers, lenders fold the tax into your monthly housing payment, so the rate directly affects how much home you qualify for. A slightly higher rate in one city also adds up over years of ownership, which is worth weighing when you're choosing between areas. And while Proposition 13 caps the annual increase in assessed value at 2%, new bond measures can still nudge your effective rate up over time.
For sellers, buyers ask about property taxes early in the process. Having accurate, specific numbers ready — the current rate, the likely supplemental bill, and what a new buyer would actually pay — builds confidence and keeps a deal moving.
"Oliver anticipated any possible interfering factors and communicated with us consistently and clearly. For potential buyers or sellers he is the definitive choice."Craig C. · Seller Represented · San Francisco
Frequently asked questions
What is the property tax rate in San Francisco?
What is the property tax rate in Marin County?
How much is property tax on a $1.5 million home in San Francisco?
How much are property taxes in California?
How much is property tax on a $2 million house in California?
What is Proposition 13?
How is property tax calculated in California?
What is a supplemental property tax bill?
Why is the average Marin property tax rate so low?
Do property taxes go up every year in California?
Thinking about buying or selling in SF or Marin?
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Rates reflect fiscal year 2025–26 and are provided for general guidance only. Property taxes vary by tax rate area and change as bonds are approved or expire. Confirm your exact rate with the Office of the Assessor-Recorder or your preliminary title report. This is not tax or legal advice.
