Rates vary significantly by city — Rancho Cordova runs the highest in the county at ~1.23%, while parts of Folsom come in near 1.10%. Real dollar amounts for Heritage Park, Glenbrooke, Four Seasons communities, and Regency at Folsom Ranch.
Sacramento County uses the same Prop 13 framework as all California counties — your assessed value resets to purchase price at closing, then grows at a maximum of 2% per year. The base state rate is 1%. What varies is the overlay of voter-approved school bonds, city bonds, and special district levies on top of that base, which is why the effective rate differs by city and even by specific Tax Rate Area (TRA) within a city.
Sacramento County's overall effective rate of ~1.19% is higher than Placer County's ~1.12%. But within Sacramento County, rates range from about 1.10% in low-bond areas of Folsom to 1.23% in Rancho Cordova — a 13-basis-point spread that translates to roughly $910/yr on a $700K home. For 55+ buyers choosing between communities in different cities, knowing the local rate matters.
| City / Area | Effective Rate | Annual Tax at $500K | Annual Tax at $600K | vs. Placer County |
|---|---|---|---|---|
| Folsom (lower-bond TRAs) | ~1.10–1.12% | $5,500–$5,600 | $6,600–$6,720 | Near parity |
| Elk Grove | ~1.17–1.19% | $5,850–$5,950 | $7,020–$7,140 | +$300–$420/yr |
| Sacramento City (most areas) | ~1.17–1.21% | $5,850–$6,050 | $7,020–$7,260 | +$300–$540/yr |
| Rancho Cordova | ~1.23% | $6,150 | $7,380 | +$550–$660/yr |
Rancho Cordova carries Sacramento County's highest effective property tax rate at approximately 1.23%, driven by a heavier overlay of special district assessments and school bonds compared to other cities. Four Seasons at the Ranch — the newest major 55+ community in the Sacramento metro, with 704 K. Hovnanian homes under construction from 2025 — sits in Rancho Cordova. Buyers cross-shopping this community against Placer County options should factor the ~$660/yr annual tax premium at $600K purchase price into their comparison. Over 10 years that compounds to roughly $7,400.
| Community | City | Typical Purchase | Est. Annual Tax | Monthly Tax |
|---|---|---|---|---|
| Regency at Folsom Ranch | Folsom | $650K | ~$7,150–$7,280 | ~$596–$607 |
| Diamond Glen | Folsom | $520K | ~$5,720–$5,824 | ~$477–$485 |
| Heritage Lakeside | Elk Grove | $500K | ~$5,850–$5,950 | ~$488–$496 |
| Glenbrooke | Elk Grove | $520K | ~$6,084–$6,188 | ~$507–$516 |
| Esplanade at Madeira Ranch | Elk Grove | $620K | ~$7,254–$7,378 | ~$605–$615 |
| Heritage Park | Sacramento City | $510K | ~$5,967–$6,171 | ~$497–$514 |
| Four Seasons at Westshore | Sacramento City | $540K | ~$6,318–$6,534 | ~$527–$545 |
| Heritage Vineyard Creek | Sacramento City | $600K | ~$7,020–$7,260 | ~$585–$605 |
| Four Seasons at the Ranch | Rancho Cordova | $540K | ~$6,642 | ~$554 |
All estimates based on first-year purchase price. Prop 13 caps future increases at 2%/yr. Verify exact rate for specific parcel at assessor.saccounty.gov before closing.
The supplemental tax bill hits Sacramento County buyers the same way it hits Placer and El Dorado County buyers. The only difference is the rate applied to the assessed value increase.
Example: You buy at Heritage Park for $510K. The seller bought in 2005; their Prop 13 basis is $285K. The assessed value gap is $225K. You close in September — 9 months left in the fiscal year. Proration factor: 0.75. Supplemental bill: 0.75 × $225,000 × 1.19% = $2,009. That bill arrives by mail 3–6 months after closing, directly to you, with its own payment deadline. Your lender does not escrow it.
For new construction at Four Seasons at the Ranch or Esplanade at Madeira Ranch, the basis gap is enormous — raw land value to purchase price. A $620K new construction purchase where land was assessed at $80K creates a $540K gap. At 1.19% Sacramento County rate: 0.96 × $540,000 × 1.19% = $6,166 supplemental bill. New construction buyers in Sacramento County should budget $4,000–$8,000 in supplemental tax due within 6 months of closing.
Most of Sacramento County is served by SMUD (Sacramento Municipal Utility District) — a publicly owned utility with rates generally lower than PG&E but higher than Roseville Electric. SMUD's average residential bill runs approximately $160–$180/mo versus PG&E's $200–$250/mo. Rancho Cordova, Elk Grove, Folsom, and Sacramento City are all SMUD territory. This means Sacramento County communities have a utility cost advantage over Sun City Lincoln Hills (PG&E) but a disadvantage compared to Sun City Roseville (Roseville Electric). Factor this into any cross-county comparison.
| Exemption | Savings | How to Claim | Deadline |
|---|---|---|---|
| Homeowner Exemption | ~$70–$85/yr (reduces assessed value by $7,000) | File BOE-266 with Sacramento County Assessor | February 15 for full exemption |
| Prop 19 Transfer | $3,000–$12,000+/yr (transfer existing Prop 13 basis) | File BOE-19-B within 1 year of new purchase | 1 year from purchase date |
| Disabled Veteran Exemption | Up to $150K+ off assessed value | File with county assessor; requires VA disability rating | February 15 |
We can walk you through the tax math for any Sacramento County community before you make an offer.
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