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Updated 2025 Tax Year

Madera County
Property Tax Guide

Everything you need to know about property taxes in Madera County, CA. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
1.0%-1.5% of assessed value (1% base rate plus special districts)
1st Due
Nov 1
2nd Due
Feb 1
Exemptions
4+ Available
Section 1

How Property Tax Works

Madera County property taxes fund essential local services including schools, public safety, infrastructure, and county operations. The property tax system operates under California's Proposition 13 framework, which establishes a base tax rate of approximately 1% of assessed value, with annual assessment increases capped at 2%. Properties are reassessed to current market value upon change of ownership or completion of new construction.

The effective tax rate in Madera County varies by location within the county due to additional assessments from special taxing districts such as school bonds, city bonds, and Community Facilities Districts (CFDs/Mello-Roos). Total effective rates typically range from 1.0% to 1.5% of assessed value, depending on the specific combination of taxing districts where your property is located. The county Assessor's Office, located at 200 West 4th Street in Madera, oversees property assessments and exemption administration.

Section 2

What Makes Up Your Tax Bill

Fiscal Year 2024-2025 Property Tax Components:

ComponentRateDescription
Base County Levy~1.00%General county services, schools, state-mandated programs
School BondsVariesLocal school district bond measures (varies by district)
City BondsVariesMunicipal bonds for infrastructure (incorporated areas only)
Special DistrictsVariesFire, water, library, recreation districts
Mello-Roos/CFDsVariesCommunity facilities financing (newer developments)

Note: The exact 2025 tax rate has not yet been finalized by the Madera County Board of Supervisors. Rates vary significantly by location within the county based on which special taxing districts serve your property. Your annual tax bill will show the specific rate breakdown for your parcel.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Madera County, property taxes are due in two installments:

First Installment
Nov 1
Delinquent after Dec 10
Second Installment
Feb 1
Delinquent after Apr 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes are additional property tax bills issued when there is a change in ownership or new construction that increases a property's assessed value mid-year. These taxes cover the difference between the old and new assessed values for the remaining months of the fiscal year (July 1 - June 30).

Example: If you purchase a home in January for $500,000 that was previously assessed at $350,000, you would receive a supplemental tax bill for the $150,000 increase in assessed value for the remaining 6 months of the fiscal year. At a 1.2% total tax rate, this would equal approximately $900 ($150,000 × 0.012 × 0.5 years). Supplemental tax bills are mailed separately from regular annual tax bills and have different due dates, typically 30 days from the bill date.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Homeowners' Exemption Applied: -$7,000 (saves ~$75 annually)
  • Net Taxable Value: $293,000
  • Tax Rate (estimated): 1.15%
  • Annual Tax: $3,370
  • Monthly Escrow: $281

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Homeowners' Exemption Applied: -$7,000
  • Net Taxable Value: $593,000
  • Tax Rate (estimated): 1.20%
  • Annual Tax: $7,116
  • Monthly Escrow: $593

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Homeowners' Exemption Applied: -$7,000
  • Net Taxable Value: $993,000
  • Tax Rate (estimated): 1.25%
  • Annual Tax: $12,413
  • Monthly Escrow: $1,034

Note: The Homeowners' Exemption requires application and provides a $7,000 reduction in assessed value for owner-occupied primary residences.

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Section 5

Escrow & Property Taxes

Most mortgage lenders require property tax escrow accounts to ensure timely payment of property taxes. Your lender collects 1/12 of your estimated annual property tax bill with each monthly mortgage payment, holding these funds in escrow until taxes are due. In California, property taxes are paid in two installments: the first installment covers July-December and is due November 1st, while the second installment covers January-June and is due February 1st.

Your lender will pay these bills directly to Madera County on your behalf. You should receive copies of the tax bills and payment confirmations. Review your annual escrow analysis statement to ensure adequate funds are being collected, especially after reassessments or rate changes. If you pay your own property taxes (no escrow), you're responsible for making payments by the November 1st and February 1st deadlines to avoid penalties.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Madera County? A: Property taxes are due in two installments for fiscal year 2025-2026: First installment due November 1, 2025 (delinquent after December 10, 2025), and second installment due February 1, 2026 (delinquent after April 10, 2026).

Q: What tax credits are available and do I need to apply? A: The Homeowners' Exemption provides a $7,000 assessed value reduction for owner-occupied primary residences and REQUIRES APPLICATION. Veterans' exemptions, disabled persons' exemptions, and senior citizens' exemptions are also available but each requires separate application with documentation. These are not automatic.

Q: How does the Homestead exemption work? A: California's Homeowners' Exemption reduces your home's assessed value by $7,000, saving approximately $70-80 annually. You must file an application with the Assessor's Office, and it remains in effect until you sell or change the property's use.

Q: When can I appeal my property assessment? A: Assessment appeals may be filed between July 2 and November 30 following the assessment. For fiscal year 2025-2026, the appeal filing period starts July 2, 2026.

Q: What are the penalties for late payment? A: A 10% penalty is added to delinquent first installments after December 10th. Second installments become delinquent after April 10th with additional penalties and potential tax lien consequences.

Q: Can I pay property taxes online? A: Contact the Madera County Treasurer-Tax Collector's office for current online payment options and accepted methods.

Q: What are Mello-Roos taxes? A: Mello-Roos are special taxes levied by Community Facilities Districts to fund infrastructure and services in newer developments. These appear as separate line items on your tax bill and vary by specific district.

Q: How often are properties reassessed? A: Properties are reassessed annually with increases capped at 2% under Proposition 13, unless there's a change in ownership or new construction, which triggers reassessment to current market value.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
MADERA COUNTY - State Controller's Officesco.ca.gov
02
County
BOE Tax Rate Area Maps – Madera County 2025boe.ca.gov
03
State
California Department of Fish and Wildlifegis.data.ca.gov
04
County
County Assessment Appeals Filing Period for 2024boe.ca.gov
05
County
LTA 2025/020, County Assessment Appeals Filing Period for ...boe.ca.gov
06
County
Madera County Supplemental Assessment Practices Surveyboe.ca.gov
07
County
Madera County Assessment Practices Surveyboe.ca.gov
08
State
Homeowners' Exemption - California State Board of Equalizationboe.ca.gov
09
180.0072.500 November 28, 2016 Mr. Appraiser III Madera ...boe.ca.gov
10
County
MADERA COUNTY BETTY T. YEE - State Controller's Officesco.ca.gov
All sources verified as of 2025 Tax Year

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