Stanislaus County Property Tax Appeal — California

Rob Hartley·Updated February 25, 2026

Stanislaus County is located in California's San Joaquin Valley with the county seat in Modesto. With an estimated population of approximately 564,000 as of 2023, the county includes major cities such as Modesto, Turlock, Ceres, Oakdale, and Newman. Property tax appeals are particularly important for Stanislaus County homeowners because the median annual property tax bill of $3,056 is $656 higher than the national median of $2,400. The county's effective tax rate of 1.15% also exceeds the national median of 1.02%, making it critical for property owners to ensure their assessments are accurate to avoid overpaying.

Notable cities: Modesto, Turlock, Ceres, Oakdale, Newman

Median Home

$314,100

Tax Rate

1.15%

Annual Tax

$3,056

Population

564,404

2026 Appeal Deadline: December 1, 2026 (extended from November 30 because it falls on a Sunday)

For the 2026-27 assessment year, regular assessment appeals must be filed between July 2, 2026 and December 1, 2026. Stanislaus County does not mail assessment notices to all taxpayers by August 1, so the deadline extends to December 1 instead of September 15. For supplemental assessments, you have 60 days from the mailing date printed on the tax bill or postmark date, whichever is later.

Property in Stanislaus County, California — local tax assessment and appeal guide

How Stanislaus County Assesses Property

100%of market value

Assessed by: Stanislaus County Assessor's Office

Assessment cycle: annual

Notices typically mailed: Spring (typically by mid-May)

In California, properties are assessed at 100% of their market value when purchased or newly constructed, establishing a base year value. Under Proposition 13, this assessed value can increase by a maximum of 2% per year or the rate of inflation, whichever is less. For example, if your home's market value is $314,100 (the county median), at California's 100% assessment ratio your assessed value would be $314,100 at purchase, resulting in approximately $3,613 in annual taxes at the county's effective rate of 1.15%. However, Proposition 8 allows temporary reductions if market value falls below the base year value.

The Appeal Process

Appeals are heard by the Assessment Appeals Board. Hearings are conducted by the Assessment Appeals Board, an independent quasi-judicial body of three private citizens with professional experience in real estate, property appraisal, accounting, or law. Both you and a representative from the Assessor's Office will present factual evidence to substantiate your opinions of value. Hearings are open to the public, and you will be sworn in by the Clerk before presenting your case.

Step 1: Contact the Assessor's Office for an informal review. Call (209) 525-6461 between 8:00 AM and 4:30 PM, Monday through Friday, to discuss your assessment and potentially resolve the issue without filing a formal appeal.

Step 2: If the informal review doesn't resolve your concerns, obtain an Assessment Appeal Application (BOE-305-AH). You can download it online, request it by phone at (209) 525-6414, or pick it up in person at 1010 10th Street, Suite 6700, Modesto, CA 95354.

Step 3: Complete the application form and include the $30 non-refundable filing fee (payable to County of Stanislaus by check, money order, or cash). One application is required per parcel. File between July 2, 2026 and December 1, 2026 for regular assessments.

Step 4: Gather evidence to support your opinion of value, including comparable sales within 90 days of January 1, 2026 (the lien date), photos of your property, repair estimates for any defects, and appraisals. Prepare six copies of all evidence for the hearing.

Step 5: Attend your scheduled hearing before the Assessment Appeals Board or Hearing Officer. Present your evidence and comparable sales. The Assessor will also present their evidence. You may still negotiate with the Assessor any time before the hearing date.

Step 6: Receive the Board's written decision. If you disagree with the decision, you may appeal to the California State Board of Equalization within specific timeframes.

Step 7: If still unsatisfied after exhausting administrative appeals, you may file an appeal in Superior Court, though this option requires legal representation and has strict deadlines.

Required form: Assessment Appeal Application (BOE-305-AH form)

Filing Methods

mail:Mail to: Clerk of the Board of Supervisors, 1010 10th Street, Suite 6700, Modesto, CA 95354

in-person:Deliver to: Clerk of the Board of Supervisors, 1010 10th Street, Suite 6700, Modesto, CA 95354

phone:Call (209) 525-6414 to request an application

Evidence to Bring

Comparable property sales (3 comps within 90 days of January 1, 2026 lien date)Photos of your property showing condition or defectsRepair estimates or contractor bids for needed repairsProfessional appraisals if availableDocumentation of property characteristicsSix copies of all evidence and supporting documents

Stanislaus County Assessor Contact

Stanislaus County Assessor's Office

Phone: (209) 525-6461

Address: 1010 10th Street, Suite 2400, Modesto, CA 95354

Website: https://www.stancounty.com/assessor/

Hours: Monday through Friday, 8:00 AM to 4:30 PM

Tax Exemptions in Stanislaus County

Homeowner's Exemption

$7,000 reduction in assessed value

Reduces the assessed value of an owner-occupied primary residence

Eligibility: Must be your principal place of residence on January 1 (lien date). One-time filing required with the county assessor.Deadline: February 15 to receive full exemption for that year; can file anytime after becoming eligible

Disabled Veterans' Exemption - Basic

$180,671 reduction in assessed value (2026 amount, adjusted annually for inflation)

Reduces property tax liability for qualified disabled veterans on their primary residence

Eligibility: Veterans rated 100% disabled or compensated at 100% due to unemployability from service-connected injury or disease, or veterans blind in both eyes or who have lost use of two or more limbs. Unmarried surviving spouses also qualify. Must be principal place of residence.Deadline: December 31 of the year to receive full benefit; late filings receive 85% for first year

Disabled Veterans' Exemption - Low Income

$271,009 reduction in assessed value (2026 amount, adjusted annually for inflation)

Higher exemption for disabled veterans meeting household income limits

Eligibility: Same disability requirements as basic exemption, plus household income must not exceed $81,131 (2026 limit). Requires annual re-filing.Deadline: February 15 annually to maintain exemption

Veterans' Exemption

Up to $4,000 exemption

Property tax exemption for qualified veterans with limited assets

Eligibility: Veterans honorably discharged with property not exceeding $5,000 if single or $10,000 if married. Must have served during wartime or qualifying campaign.Deadline: Contact Assessor's Exemptions Department at (209) 525-6461

Official Resources

Stanislaus County Assessor's Office →

Official website for property assessments, exemption applications, and assessment information for Stanislaus County.

Stanislaus County Assessment Appeals Information →

Complete information about filing property tax appeals, forms, deadlines, and hearing procedures for Stanislaus County.

California State Board of Equalization - Property Tax Information →

State-level property tax information, exemption details, and guidance on California's property tax system and appeal process.

California Homeowners' Exemption Information →

Official state information about the homeowners' property tax exemption, eligibility requirements, and claim forms.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Stanislaus County for 2026?

For regular assessments on the 2026-27 tax roll, you must file your appeal between July 2, 2026 and December 1, 2026. The deadline is December 1 instead of November 30 because November 30 falls on a Sunday. Stanislaus County extends the deadline to December 1 because the Assessor does not mail assessment notices to all property owners by August 1. For supplemental assessments resulting from new construction or change of ownership, you have 60 days from the date of mailing printed on the tax bill. Missing these deadlines means you forfeit your right to challenge that year's assessment.

How much does it cost to file a property tax appeal in Stanislaus County?

There is a $30 non-refundable filing fee for each Assessment Appeal Application submitted to Stanislaus County. This fee must be paid at the time of filing and can be paid by check, money order, or cash made payable to County of Stanislaus. You need to file a separate application and pay a separate $30 fee for each parcel you wish to appeal. The fee is non-refundable even if you withdraw your appeal or reach an agreement with the Assessor before the hearing. Fees may only be waived if you qualify for a waiver of court fees and costs under Government Code Section 68511.3.

Should I request an informal review with the Stanislaus County Assessor before filing a formal appeal?

Yes, you are strongly urged to contact the Stanislaus County Assessor's Office for an informal review before filing a formal appeal. Call (209) 525-6461 during business hours to discuss your assessment concerns. Many property owners resolve their disputes during this informal process without needing to file a formal appeal or attend a hearing. The informal review process is free and can save you the $30 filing fee and time preparing for a formal hearing. Even after filing a formal appeal, you can still attempt to reach an agreement with the Assessor anytime up to your scheduled hearing date.

What evidence do I need to bring to my Stanislaus County property tax appeal hearing?

For residential property appeals in Stanislaus County, the best evidence is three comparable property sales (comps) that occurred as close as possible to January 1, 2026 (the lien date). California law requires that comparable sales must have occurred no more than 90 days after the valuation date, making the window January 1, 2026 through March 31, 2026. You must bring six copies of all evidence, including property details, photos showing condition or defects, repair estimates from contractors, and any professional appraisals. Sales of your own property can be used as evidence regardless of the 90-day rule. Presenting comparable sales outside the valuation window is the most common mistake leading to unsuccessful appeals.

How long does the Stanislaus County Assessment Appeals Board hearing process take?

After you file your appeal between July 2 and December 1, 2026, you will receive at least 45 days advance notice of your scheduled hearing date. The actual hearing length varies depending on the amount and complexity of evidence presented by both you and the Assessor, but most residential hearings last 15 to 45 minutes. During the hearing, you will be sworn in by the Clerk and given the opportunity to present your evidence to the three-member Assessment Appeals Board. The Board will issue a written decision after the hearing. You can request one postponement as a matter of right if you submit the request at least 21 days prior to your scheduled hearing date.

What is the homestead exemption worth in Stanislaus County, and how do I apply?

The California homestead exemption, called the Homeowner's Exemption, provides a $7,000 reduction in assessed value for your primary residence in Stanislaus County. At the county's effective tax rate of approximately 1.15%, this exemption saves homeowners about $80 per year in property taxes. To claim it, you must make a one-time filing with the Stanislaus County Assessor's Office using the BOE-266 Claim form. The property must be your principal place of residence on January 1 (the lien date). If you recently purchased a home, the Assessor should mail you a claim form within 18 months. You can apply anytime after becoming eligible, but must file by February 15 to receive the full exemption for that year.

Can I appeal my Stanislaus County property taxes if I just bought my home and think the assessment is too high?

Yes, you can appeal if you believe your property's assessed value is incorrect, even if you recently purchased the home. When you purchase property in Stanislaus County, it is reassessed to current market value as your new base year value under Proposition 13. If you believe this reassessment is higher than the actual market value, you can file an appeal between July 2 and December 1 for that tax year. You will need to provide evidence showing why the assessed value differs from market value, such as comparable sales, property condition issues, or defects that were not accounted for. Keep in mind that in California, the burden of proof typically shifts to the Assessor for owner-occupied single family dwellings where you supplied all required information.

What happens if I disagree with the Stanislaus County Assessment Appeals Board decision?

If you disagree with the Assessment Appeals Board's decision, you have the right to appeal to the California State Board of Equalization. This appeal must be filed within specific timeframes set by state law, typically within a limited window after receiving the Board's written decision. If you exhaust all administrative appeals and still disagree, you may file an appeal in Stanislaus County Superior Court, though this option requires legal representation and involves strict procedural requirements and deadlines. It's important to note that court appeals are more formal, expensive, and time-consuming than the administrative process. Most property owners find resolution at the Assessment Appeals Board level or through pre-hearing negotiations with the Assessor's Office.

For state-wide appeal information including California's assessment ratio and deadlines, see our California Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

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← All California property tax appeal info

Sources: https://www.stancounty.com/assessor/ | https://www.stancounty.com/board/aab/ | https://www.ownwell.com/trends/california/stanislaus-county | https://boe.ca.gov/proptaxes/ | https://en.wikipedia.org/wiki/Stanislaus_County,_California

Last verified: 2026-02-25