93635 Property Tax Rate

Property owners in ZIP code 93635 (Los Banos, California) pay a median of $2,912/year in property taxes on homes valued at $423,900. This translates to an effective tax rate of 0.69%, which is near the California state average of 0.69%.

The monthly property tax burden for a median-valued home in 93635 is approximately $243, which factors into escrow payments on mortgages. This ZIP code is located within Merced County. This is $1,988 less than the California average of $4,900/year.

Compared to similar ZIP codes in California, 93635 has higher property taxes. ZIP codes with similar effective rates include 90222 (0.69%) and 91775 (0.69%).

In Los Banos, property taxes represent approximately 4.1% of the median household income of $70,666, providing context for the relative tax burden on homeowners in this area.

Under California's Proposition 13, your property will be reassessed at the purchase price when you buy, with taxes capped at 1% of that price and limited to 2% annual increases thereafter. Merced County offers a Homeowners' Exemption that reduces assessed value by $7,000—file with the Merced County Assessor within 30 days of closing to lock in your base year value. Contact the Merced County Assessor's office immediately after purchase to confirm your exemption application and verify the base year value on your first tax bill.