San Diego Property Taxes Explained

Property taxes are one of the biggest ongoing costs of homeownership in San Diego. Understanding how they work can save you money and prevent surprises.

The Basics

California property taxes are governed by Proposition 13 (1978), which limits the base tax rate to 1% of the assessed value at the time of purchase, with annual increases capped at 2%.

What You Actually Pay

While the base rate is 1%, the effective rate in San Diego County is typically 1.1-1.3% when you add:

Base rate: 1.0%
Voter-approved bonds: 0.1-0.2% (school bonds, infrastructure)
Special assessments: 0.0-0.1% (Mello-Roos, community facility districts)

Example

If you buy a home for $900,000:

Base tax (1%): $9,000/year
Bonds and assessments: ~$1,000-2,000/year
Total: approximately $10,000-11,000/year ($830-920/month)

Mello-Roos: The Hidden Tax

Many newer San Diego communities (especially in Carlsbad, San Marcos, Otay Ranch, and other master-planned areas) have Mello-Roos taxes. These are special taxes that fund community infrastructure — schools, roads, parks, fire stations.

Mello-Roos can add $2,000-8,000/year to your tax bill. Always ask about Mello-Roos before making an offer on a home in a newer development.

Supplemental Tax Bills

When you buy a home, you will receive one or two supplemental tax bills within 6-12 months of closing. These cover the difference between the previous owner's assessed value and your purchase price for the remaining months of the fiscal year.

Important: These are in addition to your regular tax bills. Budget for them.

Proposition 19 — Transfer of Tax Base

As of April 2021, Proposition 19 allows:

Homeowners 55+ to transfer their property tax base to a new home anywhere in California (up to 3 times)
Disaster victims and disabled homeowners to transfer their tax base

This is a significant benefit for downsizers and seniors who want to move without a massive tax increase.

How to Reduce Your Property Taxes

Homeowner's exemption: File for a $7,000 reduction in assessed value (saves ~$70/year). Every homeowner should do this.
Review your assessment: If your home's market value drops below your assessed value, you can apply for a reassessment.
Proposition 19 transfer: If you are 55+ and buying a less expensive home.
Check for errors: Verify your property details (square footage, lot size, bedrooms) on your tax bill. Errors happen.

Tax Calendar

Date	Event
July 1	Fiscal year begins
November 1	First installment due
December 10	First installment delinquent
February 1	Second installment due
April 10	Second installment delinquent

Have questions about property taxes in a specific San Diego neighborhood? Contact Sam for detailed tax information on any property.