93635 Property Tax Rate
Los Banos, California · Part of Merced County
Effective Tax Rate
0.69%
40.6% below state avgMedian Annual Tax
$2,912
$243/mo escrow
Estimate Your Tax
Annual Tax
$2,912
Monthly
$243
Eff. Rate
0.69%
Buyer decision brief
What ZIP 93635 means for your housing budget
Use this ZIP page to compare recurring tax burden before you compare listing prices. The numbers below are Census ZCTA estimates, so they are strongest for neighborhood comparison and weakest for parcel-specific tax planning.
Monthly escrow signal
$243/mo
Based on median annual tax paid
State context
0.01 percentage points below the California average
California average: 0.69%
Data confidence
High confidenceThe Census margin of error is $239, about 8% of the median tax estimate.
Verify before you offer
- Confirm parcel assessed value with Merced County assessor.
- Check homestead, senior, veteran, and disability exemptions.
- Ask whether purchase triggers reassessment or value-cap reset.
- Review school district and special assessment boundaries.
Lower-rate similar ZIPs
This is informational content, not tax, legal, or mortgage advice. Local assessor records remain the source of truth for a specific property.
Data confidence ledger
Can you trust ZIP 93635 for comparison?
ACS vintage
2019-2023 ACS 5-Year Estimates
Five-year Census ZCTA estimates.
ZCTA caveat
Census area, not parcel boundary
USPS ZIP routes and taxing districts can differ inside the same area.
Field completeness
3/3 required fields
Median tax, home value, and derived rate are present.
MOE status
Strong ACS confidence
$239 tax MOE, 8% of the median tax estimate.
Last site refresh
March 10, 2026
Dataset and page-quality audit run locally before publication.
County fallback
County advisory available
Merced County is used for assessor verification and broader context.
Tax bill anatomy
What can change your actual bill in ZIP 93635
Use the ZIP estimate to compare neighborhoods, then verify these parcel-level inputs before relying on a payment estimate.
Assessed value
The ZCTA median home value is $423,900, but your bill starts with the local assessed value for a specific parcel.
Effective rate
The displayed rate is 0.69%, derived from median tax paid divided by median home value.
Exemptions
Homestead, senior, veteran, disability, and local exemptions can reduce taxable value. Confirm eligibility before estimating escrow.
Reassessment
A purchase can change assessed value depending on California and county rules. Ask how sale price affects the next assessment cycle.
Escrow impact
The median tax paid in this ZCTA equals about $243 per month before insurance, HOA dues, or special assessments.
Assessor verification
Merced County assessor or tax collector records are the source of truth for parcel taxes, appeal windows, and exemptions.
How ZIP 93635 Compares
Median Annual Property Tax
ZIP 93635
0.69%
Effective rate
California Avg
0.69%
Effective rate
National Avg
1.10%
Effective rate
State Ranking
Property Tax Rank in California
Higher than 53% of ZIP codes in California(53th percentile, 1,562 ZIPs compared)
Property Tax Analysis
Property Tax Insights for ZIP 93635
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.
Frequently Asked Questions
What is the property tax rate in ZIP code 93635?
How much are property taxes in Los Banos, CA (93635)?
How does ZIP 93635 compare to the California average?
What is the median home value in ZIP 93635?
What county is ZIP code 93635 in?
Margin of Error
The median property tax estimate for this ZIP code has a margin of error of ±$239. ZCTA-level data has wider margins than county-level estimates due to smaller sample sizes.
County-Level Data
ZIP code 93635 is part of Merced County, California. View the full county profile for broader context and more data.
View Merced County on TaxByCounty →Why compare these ZIPs?
Better comparison set for ZIP 93635
Each ZIP highlights a homebuyer tradeoff: lower rate, stronger value context, shared county rules, city boundary changes, or nearby missing data.
95388
Winton, CA
0.21 percentage points lower than ZIP 93635.
Rate
0.48%
Tax
$1,467
Quality
91
95374
Stevinson, CA
0.17 percentage points lower than ZIP 93635.
Rate
0.52%
Tax
$2,246
Quality
86
95333
Le Grand, CA
0.14 percentage points lower than ZIP 93635.
Rate
0.55%
Tax
$1,698
Quality
86
95322
Gustine, CA
0.13 percentage points lower than ZIP 93635.
Rate
0.55%
Tax
$2,396
Quality
91
93620
Dos Palos, CA
0.12 percentage points lower than ZIP 93635.
Rate
0.57%
Tax
$1,673
Quality
86
95324
Hilmar, CA
0.09 percentage points lower than ZIP 93635.
Rate
0.60%
Tax
$2,644
Quality
91
95303
Ballico, CA
0.06 percentage points lower than ZIP 93635.
Rate
0.63%
Tax
$3,800
Quality
80
95301
Atwater, CA
0.00 percentage points lower than ZIP 93635.
Rate
0.68%
Tax
$2,509
Quality
91
Data from U.S. Census Bureau, American Community Survey 2019-2023 5-Year Estimates (ZCTA level). ZIP Code Tabulation Areas (ZCTAs) are Census approximations of USPS ZIP codes.
Estimates are informational only and should not be used as financial or legal advice.