California Property Tax & Prop 13 Calculator 2026

Compare your current Prop 13-protected tax bill to what you would pay at full market value. See exactly how much Prop 13 saves you every year.

Enter your property details to calculate your current vs. market-rate property tax.

Original Purchase Price

Year Purchased

Current Market Value

Capital Improvements Since Purchase

County (for local tax rate)

Your Property Tax Analysis

Based on Prop 13 rules: 2% annual cap on assessed value increases

Your Current Bill (Prop 13)

Prop 13 Assessed Value—

Annual Increase Applied—

Tax Rate—

Annual Property Tax—

Monthly Payment—

Without Prop 13 (Market Rate)

Current Market Value—

Assessed at Market—

Tax Rate—

Annual Property Tax—

Monthly Payment—

What This Means for You

Protecting and Maximizing Your Prop 13 Benefit

Prop 19 Parent-Child Transfer: You can transfer your Prop 13 base to a child for their primary residence (up to $1M of assessed value exclusion). This must be done correctly or the property gets reassessed at full market value.
Prop 60/90 (Over-55 Transfer): If you are 55+, you can transfer your Prop 13 base to a new home of equal or lesser value within California. One-time use.
Avoid Triggering Reassessment: Certain transfers (adding a non-spouse partner to title, LLC transfers) can trigger reassessment. Always consult a CPA before changing title.
Calamity Reassessment: If your property suffered significant damage, you may be entitled to a temporary reduction in assessed value.
Appeal Your Assessment: If your Prop 13 assessed value exceeds current market value, you can file an Assessment Appeal to reduce your bill.

Thinking about transferring property to family?

KDA's CPAs navigate Prop 19 parent-child transfers, LLC titling, and estate planning to protect your Prop 13 base across generations.

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How Prop 13 Works in California

Passed by California voters in 1978, Proposition 13 limits property tax to 1% of assessed value (plus local bonds and assessments) and caps annual increases in assessed value at 2% — regardless of how much the property's market value increases. This means a homeowner who bought in 1990 pays taxes on an assessed value far below current market value.

Prop 13 vs. Market Value: The Growing Gap

In high-appreciation markets like Los Angeles, San Francisco, and Orange County, the gap between Prop 13 assessed value and market value can be enormous. A home purchased for $200,000 in 1990 might have a Prop 13 assessed value of around $450,000 today (after 35 years of 2% increases) while the market value could be $2,000,000 or more. The annual tax savings can exceed $15,000.

When Prop 13 Resets

Prop 13 protection resets when a property changes ownership. The new owner's assessed value is set at the purchase price. Exceptions include: transfers between spouses, parent-child transfers under Prop 19 (with limitations), and transfers to certain legal entities.

Frequently Asked Questions

Q: Can I appeal my property tax assessment?
A: Yes. If your Prop 13 assessed value exceeds current market value (which can happen after a market downturn), you can file an Assessment Appeal with your county assessor. The deadline is typically September 15 or November 30 depending on your county.

Q: Does Prop 13 apply to commercial property?
A: Yes. Prop 13 applies to all real property in California — residential, commercial, and industrial. However, Prop 15 (which would have reassessed commercial property at market value) was rejected by voters in 2020.

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Want KDA to Run the Exact Numbers for Your Situation?

Calculators give you a starting point. KDA gives you a complete tax strategy — identifying every deduction, optimizing your entity structure, and building a year-round plan to minimize your California tax burden.

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California Property Tax & Prop 13 Calculator 2026