What this calculator does
The San Francisco property tax calculator applies the actual San Francisco method — not a national average — to estimate a yearly bill. Under Proposition 13, a San Francisco home is assessed at its purchase price and the assessed value can grow no more than 2% a year. The 2025-26 rate is 1.18268325%, combining the 1% base with voter-approved bonds. Owner-occupants can claim a $7,000 homeowners' exemption.
How to use it
- Use your purchase price as the assessed value if you bought recently; otherwise use the value on your secured tax bill.
- Tick the exemptions you qualify for.
- Adjust the rate if your bill shows a different one — rates differ by neighborhood and change each year.
- Read the step-by-step table to see how the value becomes a bill.
The formula
Under Proposition 13 your assessed value starts at the purchase price and can rise at most 2% a year, so the bill tracks what you paid, not today's market. Here that works out to an effective rate of 1.21% of the value you entered.
Worked example for San Francisco
| Step | Amount |
|---|---|
| Assessed value (Prop 13 base) | $1,300,000 |
| Homeowners' exemption | -$7,000 |
| Net taxable value | $1,293,000 |
| General levy + voter-approved debt at 1.1827% | $15,292 |
| Direct assessments / parcel taxes | $400 |
| Estimated annual property tax | $15,692 |
Estimated annual property tax: $15,692.
What affects property tax in San Francisco
Assessments, rates and exemptions each move the bill. In San Francisco, rates are set by the local governments that serve each address, so two homes of the same value in different neighborhoods — for example the Mission, SoMa, Noe Valley — can pay different amounts.
Common mistakes and tips
- Using the listing price when the tax is based on a different assessed value.
- Missing an exemption deadline — most exemptions require an application.
- Assuming the seller's bill will be yours; many places reassess after a sale.
- Not checking the assessment notice for errors in square footage or condition.
Frequently asked questions
How much is property tax in San Francisco?
With the default inputs on this page, about $15,692 a year. Here that works out to an effective rate of 1.21% of the value you entered.
Does Prop 13 mean my taxes never go up?
The assessed value can rise up to 2% a year, and new voter-approved bonds or parcel taxes can add to the bill. A sale or new construction triggers a reassessment.
What is a supplemental tax bill?
After you buy, the assessor sends a supplemental bill for the difference between the old and new assessed values for the rest of the fiscal year.
Is this my exact bill?
No. It estimates the main pieces. Special assessments, penalties and local charges can change the final amount.
Sources
Disclaimer
This calculator provides estimates for educational purposes only and is not financial, tax, legal, real estate, or insurance advice. Consult a licensed professional before making decisions.