Most buyers budget for “about 1% property tax.” In Santa Clara County the real figure is usually 1.2%–1.4% of the purchase price, and in some newer neighborhoods it is higher. Here is how to read a tax bill so you are not surprised after closing.
The pieces of the bill
- Base 1% (Prop 13): 1% of assessed value. When you buy, assessed value resets to your purchase price, then grows at most 2% per year.
- Voter-approved bonds: school district and community college bonds, water and hospital bonds. These are percentages added on top — typically another 0.1%–0.25%.
- Special assessments / parcel taxes: flat dollar amounts per parcel: school parcel taxes, mosquito abatement, library, open space. Often $500–$1,500 a year combined.
- Mello-Roos (CFD): found in newer developments such as parts of Communications Hill, North San Jose, Evergreen's newer tracts and Milpitas. Can be $2,000–$6,000+ per year for 20–40 years. Always check.
The supplemental bill nobody warns you about
After you buy, the county reassesses from the seller's old value to your price. You receive a one-time supplemental tax bill for the difference, prorated for the rest of the tax year. On a home that was assessed at $500,000 and sold for $1,500,000, that bill can be several thousand dollars — and it is not paid by your lender's impound account. Budget for it.
How to estimate before you offer
- Pull the current bill from the Santa Clara County Department of Tax and Collections website using the APN (on the listing or title report).
- Ignore the seller's base amount; multiply your price by 1% and add the same percentage bonds.
- Add the flat special assessments exactly as listed.
- Check the title report's preliminary report for any CFD or Mello-Roos lien.
I run this estimate for every buyer before we write an offer, and I include it in your monthly payment picture alongside insurance and HOA. Try the rough version in my mortgage calculator, or send me an address and I will pull the actual bill.
Tóm tắt tiếng Việt
Thuế nhà ở Santa Clara County thường là 1.2%–1.4% giá mua, không phải 1%. Gồm:
- 1% cơ bản theo Prop 13 (tính trên giá mua, tăng tối đa 2%/năm).
- Bond trường học, bệnh viện cộng thêm 0.1–0.25%.
- Parcel tax cố định $500–$1,500/năm.
- Mello-Roos ở khu mới xây: có thể $2,000–$6,000/năm trong 20–40 năm — luôn kiểm tra.
Sau khi mua còn có supplemental tax bill một lần (chênh lệch giữa giá cũ và giá mới), lender không trả giúp, nên phải để dành. Ken tính sẵn khoản này cho mọi khách trước khi viết offer. Gửi địa chỉ cho Ken.
