Property tax in Merced County, California
A county-level estimate for buyers and owners, with the data vintage and uncertainty shown instead of hidden.
Estimated annual property tax
For a $391,800 home (the county median):
$2,634/yr (estimated range $2,239-$3,029)
Effective rate: 0.6723% - Accuracy: Tier 1 - Medium confidence
Homeowners insurance budget
$1,670/yr (wide budgeting range $1,002-$2,339)
Low confidence This is a historical budgeting benchmark, not a current carrier quote. The baseline is the 2022 NAIC HO-3 state average of $1,492/yr, adjusted for home value and FEMA county risk.
- FEMA risk percentile
- 96.85 (Relatively High)
- NAIC baseline as of
- 2022-12-31
- FEMA version
- 1.20, 2025-12-01
Sources: NAIC Homeowners Report; FEMA National Risk Index. TrueCarry's analysis is not endorsed by FEMA.
Insurance disclaimer: Estimate for budgeting only — not an insurance quote and not a binding price. Verify with the county assessor and a licensed professional before making financial decisions.
Illustrative monthly PITI
$2,340/mo under the assumptions below
| Principal & interest | $1,981 |
|---|---|
| Property tax | $220 |
| Homeowners insurance | $139 |
| PMI | $0 |
| Estimated total | $2,340 |
Assumes 20% down, a 6.5% fixed interest rate, and a 30-year term. The rate is an assumption, not today's market rate or a loan offer.
How local carrying costs affect affordability
For an illustrative household earning $100,000/yr, with $500/mo in other debts and a $50,000 down payment, the modeled maximum price is:
$348,918 under this county's tax and insurance burden
Compared with the California launch-county average baseline of $352,311, this is $3,393 lower.
Medium confidence Uses 28% / 36% front/back DTI, a 6.5% assumed rate, a 30-year term, and estimated tax and insurance that scale with price. It is not a loan pre-approval.
Estimate for budgeting only — not a loan pre-approval, lending decision, or financial advice. Verify with the county assessor and a licensed professional before making financial decisions.
Calculate your price and monthly cost
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Source, method & confidence
Confidence: Medium. County-level effective rate derived from ACS medians; not a jurisdiction-specific mill rate.
Data as of 2024-12-31 (ACS period ending); tax year 2024; data version 2024.1.
Sources: U.S. Census Bureau, American Community Survey (ACS) 5-year, table B25103; U.S. Census Bureau, American Community Survey (ACS) 5-year, table B25077; California State Board of Equalization, Proposition 13.
Assumptions and exclusions
- Effective property-tax rate of 0.6723% applied to the full home value (ACS median tax paid ÷ median home value).
- Uncertainty band of ±15% reflects intra-county variation not captured by a single county rate.
- Excludes special districts, local levies, and any exemptions (estimated separately at higher tiers).
Common questions about Merced County carrying costs
- What is the property tax rate in Merced County, California?
- The estimated effective property tax rate in Merced County is 0.6723%. On the county median home value of $391,800, that is about $2,634 per year (estimated range $2,239 to $3,029), based on U.S. Census ACS 2024 data.
- How much is property tax on a $391,800 home in Merced County?
- About $2,634 per year at a 0.6723% effective rate. Actual bills vary with assessment, exemptions, and local levies, so treat this as a budgeting estimate rather than a tax bill.
- How much is homeowners insurance in Merced County, California?
- A budgeting estimate of $1,670 per year (wide range $1,002 to $2,339), based on the 2022 NAIC HO-3 state average adjusted for FEMA county risk. It is a historical benchmark, not a carrier quote.
- What is the estimated monthly PITI payment for a home in Merced County?
- About $2,340 per month for a $391,800 home, assuming 20% down, a 6.5% interest rate, and a 30-year term. PITI covers principal, interest, property tax, and homeowners insurance.