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Updated 2025 Tax Year

San Benito County
Property Tax Guide

Everything you need to know about property taxes in San Benito 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% base rate + district additions, varies by location within county
1st Due
Nov 1
2nd Due
Feb 1
Exemptions
4+ Available
Section 1

How Property Tax Works

San Benito County's property tax system operates under California's Proposition 13 framework, with property taxes serving as the primary funding source for essential local services including schools, fire protection, law enforcement, and county operations. The county follows California's standard assessment practices, with properties assessed at full cash value upon purchase or completion of new construction, then limited to annual increases of no more than 2% until the next ownership change.

Property tax rates in San Benito County vary by location within the county due to special taxing districts, school bonds, and community facilities districts (CFDs). While California's base property tax rate is approximately 1% of assessed value, actual effective rates in San Benito County typically range from 1.0% to 1.3% depending on your specific tax rate area. The county's relatively rural character means fewer special districts compared to more urbanized counties, but residents should verify their specific tax rate area to determine exact obligations.

Property owners receive their annual secured property tax bills in October, with taxes payable in two equal installments. The county assessor-recorder handles assessments and exemptions, while the tax collector manages billing and collection. All property tax obligations are based on assessed value as of January 1st of each tax year, regardless of when during the year property changes hands.

Section 2

What Makes Up Your Tax Bill

Based on available data for FY 2025-2026, San Benito County property tax rates include the following components:

ComponentRateDescription
Base County Rate~1.00%General county operations, schools, state-mandated services
Special DistrictsVariesFire protection, water, sanitation, lighting districts
School BondsVaries by districtLocal school district bond measures
Community Facilities Districts$0.25 per $100 (Zone 6)Infrastructure and services in specific areas

Important Notes:

  • Actual tax rates vary significantly by Tax Rate Area (TRA) within San Benito County
  • The $0.25 per $100 rate cited applies specifically to certain CFD Zone 6 areas
  • Total effective rates typically range from 1.0% to 1.3% of assessed value
  • Special assessments may apply to properties in improvement districts
  • Contact the San Benito County Assessor-Recorder for your specific TRA rate

Property owners should reference their tax bill or contact the county directly for precise rates, as special district boundaries and voter-approved measures create variations throughout the county.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in San Benito 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 in San Benito County are triggered by changes in property ownership or completion of new construction that increases a property's assessed value during the tax year. When you purchase property or complete improvements, the county assessor determines the difference between the old assessed value and new assessed value, then calculates a prorated tax bill for the remainder of the fiscal year (July 1 - June 30).

The supplemental tax calculation works as follows: the assessor determines the net increase in assessed value, multiplies it by your property's tax rate, then prorates the amount based on the number of months remaining in the fiscal year. For example, if you purchase a home in January that increases the assessed value by $200,000, and your tax rate is 1.2%, you would owe approximately $1,200 (($200,000 × 0.012) ÷ 2) for the remaining six months of the fiscal year.

Supplemental tax bills are separate from your regular annual property tax bill and typically arrive 3-6 months after the triggering event. These bills have their own due dates and payment schedules. Business owners who sell, close, or relocate must complete Form 571 Supplemental and return it with their signed Property Statement to ensure proper assessment adjustments.

Example Calculation

The following examples show estimated annual property taxes for San Benito County using a 1.15% effective tax rate (actual rates vary by Tax Rate Area):

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Less: Homeowner's Exemption: -$7,000 (if applied for and approved)
  • Net Taxable Value: $293,000
  • Annual Tax (1.15%): $3,370
  • Monthly Payment: $281

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Less: Homeowner's Exemption: -$7,000 (if applied for and approved)
  • Net Taxable Value: $593,000
  • Annual Tax (1.15%): $6,820
  • Monthly Payment: $568

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • Less: Homeowner's Exemption: -$7,000 (if applied for and approved)
  • Net Taxable Value: $993,000
  • Annual Tax (1.15%): $11,420
  • Monthly Payment: $952

Important Notes: The $7,000 homeowner's exemption requires a separate application to the County Assessor and is not automatic. Other tax credits may be available for seniors, veterans, or disabled persons, but all require application and qualification verification. Actual tax rates depend on your specific location within San Benito County.

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Section 5

Escrow & Property Taxes

Most San Benito County property owners with mortgages have their property taxes collected through escrow accounts managed by their lender. Your lender estimates annual property tax obligations, divides the amount by 12, and collects monthly payments along with your mortgage payment. The lender then pays your property taxes directly to San Benito County when installments are due.

Property taxes are paid in two installments: the first installment covers July through December and is due November 1st, while the second installment covers January through June and is due February 1st. Lenders typically pay these installments on time to avoid penalties. However, property owners remain ultimately responsible for ensuring payments are made correctly and on schedule.

You should verify that your lender has current tax information, especially after purchasing property or completing improvements that may trigger supplemental assessments. Review your annual escrow analysis statement to ensure adequate funds are being collected. If you pay taxes directly without escrow, you can make payments online, by mail, or in person at the San Benito County Tax Collector's office. Keep records of all payments and verify that payments are properly credited to your account.

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 San Benito County for FY 2025-2026? A: First installment is due November 1, 2025, and becomes delinquent December 10, 2025. Second installment is due February 1, 2026, and becomes delinquent April 10, 2026.

Q: What tax credits are available and do they require application? A: The primary tax credit is the $7,000 homeowner's exemption, which requires application to the County Assessor. Additional credits may be available for seniors, veterans, and disabled persons. All credits require separate applications and are not automatic - you must apply with supporting documentation.

Q: How does the homeowner's exemption work? A: The homeowner's exemption reduces your assessed value by $7,000, typically saving $70-80 annually in taxes. You must apply through the County Assessor's office and qualify by using the property as your primary residence as of January 1st of the tax year.

Q: When are properties reassessed and how can I appeal? A: Properties are reassessed upon change of ownership or completion of new construction. Existing properties can increase by maximum 2% annually under Proposition 13. To appeal an assessment, file an application with the Assessment Appeals Board by December 15th following the tax year.

Q: What are the penalties for late payment? A: First installment penalties begin December 11th, second installment penalties begin April 11th. Penalty rates follow California state guidelines and compound over time.

Q: Can I pay property taxes online? A: Yes, San Benito County offers online payment options through their official website. Check the Tax Collector's page for current payment portal access and accepted payment methods.

Q: What are special district taxes? A: These are additional taxes for services like fire protection, street lighting, or community facilities districts (CFDs). Rates vary by location within the county - some areas may pay $0.25 per $100 of assessed value for specific district services.

Q: How do I find my exact tax rate? A: Your tax rate depends on your Tax Rate Area (TRA). Contact the San Benito County Assessor-Recorder's office with your property address to determine your specific rate, as rates vary significantly across different areas of the county.

Verified Sources

Backed by 10 Official Government Sources

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

01
County
San Benito County Water District Land Taxsbcwd.ca.gov
02
County
BOE Tax Rate Area Maps – San Benito County 2025boe.ca.gov
03
County
Recording Information | San Benito County, CAsanbenitocounty-ca-cre.gov
04
County
New Homeowners | San Benito County, CAsanbenitocountyca.gov
05
County
Property Assessment Calendar | San Benito County, CAsanbenitocountyca.gov
06
County
Frequently Asked Questions | San Benito County, CAsanbenitocountyca.gov
07
County
FAQ List | San Benito County, CAsanbenitocountyca.gov
08
County
Superior Court of California County of San Benitosanbenito.courts.ca.gov
09
County
Supplemental Taxes | San Benito County, CAsanbenitocountyca.gov
10
County
Assessor Forms | San Benito County, CAsanbenitocountyca.gov
All sources verified as of 2025 Tax Year

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