95386 Property Tax Rate

Property owners in ZIP code 95386 (Waterford, California) pay a median of $3,142/year in property taxes on homes valued at $391,100. This translates to an effective tax rate of 0.80%, which is 16% above the California state average of 0.69%.

The monthly property tax burden for a median-valued home in 95386 is approximately $262, which factors into escrow payments on mortgages. This ZIP code is located within Stanislaus County. This is $1,758 less than the California average of $4,900/year.

Compared to similar ZIP codes in California, 95386 has lower property taxes. ZIP codes with similar effective rates include 95670 (0.80%) and 93662 (0.80%).

In Waterford, property taxes represent approximately 4.4% of the median household income of $71,336, providing context for the relative tax burden on homeowners in this area.

Under California's Proposition 13, your property reassesses to the purchase price at sale, with taxes capped at 1% of that amount and limited to 2% annual increases until resale. Stanislaus County offers a Homeowners' Exemption reducing assessed value by $7,000—file with the Stanislaus County Assessor within 30 days of closing to secure this benefit on your tax bill. After closing, obtain your Preliminary Assessment Notice from the Stanislaus County Assessor, verify the base year value and exemption, and file a protest within 60 days if the assessment is disputed.