Los Banos, CA Property Tax Rate (FY 2026-27)
Los Banos' property tax rate is 1.0770% for fiscal year 2026-27 in its primary tax rate area: the 1% Proposition 13 base plus 0.0770% in voter-approved bonds.
First-year property tax by purchase price
Under Proposition 13 the purchase price becomes the assessed value, so the first-year tax at the city rate is the price times 1.0770%. Fixed assessments come on top. Your true tax rate is the two together, the tax at the city rate plus fixed assessments, divided by the purchase price on a newly purchased home.
| Purchase price | Annual tax | Monthly |
|---|---|---|
| $500,000 | $5,385.00 | $448.75 |
| $750,000 | $8,077.50 | $673.13 |
| $1,000,000 | $10,770.00 | $897.50 |
| $1,500,000 | $16,155.00 | $1,346.25 |
| $2,000,000 | $21,540.00 | $1,795.00 |
Property tax calculator
Search for a city, then change the price, rate or fixed assessments to estimate a first-year bill. It uses the same math as Mortgage Blueprint's tax breakdown.
What this rate leaves out
- This is the rate for Los Banos' primary tax rate area. Other tax rate areas in the same city can have a different rate.
- Mello-Roos (Community Facilities District) taxes, flat parcel taxes and fixed special assessments are not included. Check the property's tax bill.
- Buyers get a supplemental tax bill after purchase for the change in assessed value.
- Under Proposition 13, the assessed value can rise by at most 2% a year while you own the home.
Look up a tax bill
Look up your Merced County property tax bill on the Merced County Treasurer-Tax Collector site. Merced County property tax rates and due dates.
Loan limits
Los Banos is in Merced County, where the 2026 conforming loan limit for a one-unit home is $832,750. Merced County loan limits.
Other cities in Merced County
| City or community | Tax rate (FY 2026-27) |
|---|---|
| Atwater | 1.0684% |
| Dos Palos | 1.0062% |
| Gustine | 1.0321% |
| Livingston | 1.0417% |
| Merced | 1.1105% |
Source
Rate from County of Merced Property Tax Rates, Fiscal Year Ending June 30, 2027 (Auditor-Controller AUD70-2360-020; header says 'not audited nor verified'). All California city rates.