The assessed valuation of Stanislaus County properties increased by 4.88 percent, to $76.4 billion, over the 2026-27 roll, announced County Assessor Don H. Gaekle.

The increases seen in the new Stanislaus County Regular Assessment Roll, resulted from properties being reassessed to changes in ownership, new construction, the annual review of decline in value properties and the mandated Consumer Price Index increases on Proposition 13 base values. The inflation adjustment is the maximum two percent.

The incorporated cities averaged 6.13% in roll growth while the unincorporated county area roll grew by 2.01%. The unincorporated roll has been impacted by declines in Williamson Act values due to changes in commodity pricing and the state supplied capitalization rate used in the calculation of these values.

Ceres’ valuation experienced a 4.32 percent increase while Hughson saw a 7.74 percent increase. Patterson, by contrast saw the highest at 8.57 percent.

The assessment roll will produce approximately $763 million in revenue to be shared by public schools, the county, cities, and special districts.

The Assessor annually establishes assessed values for all taxable real property, mobile homes, boats, airplanes and business personal property located within the county. This assessment roll reflects sales and new construction that occurred during calendar year 2025, the Proposition 13 inflation adjustment to base values and adjustments for properties with market values their Proposition 13 factored base value. The roll shows assessed value as of January 1, 2026.

Proposition 13, passed in June of 1978, requires that assessors establish a “Factored Base Year Value” for all real property that existed as of the 1975 lien date. It also requires the reassessment at market value of any portion of a property that changes ownership or is newly constructed after the 1975 lien date as well as the addition of an inflation index not to exceed two percent to all existing Proposition 13 base values. The required Proposition 13 factored base value inflation adjustment for the 2026 lien date is the maximum of two percent as determined by the State Board of Equalization.

Proposition 8, also passed in 1978, provides for the assessment of property at market value if market value is below a property’s Proposition 13 Factored Base Value, on any given January 1 lien date.

The 2025 calendar-year saw overall sales volume decline in Stanislaus County while the average price per square foot of properties sold stayed relatively flat. While the incorporated cities saw strong growth, the roll growth in the unincorporated county was negatively affected by several factors. Valuations under the Williamson Act were impacted by changes in the capitalization rate and commodity prices that are used in the calculation of these values, closure and removal of the County waste to energy plant, annexations by the various cities, as well as transfers to non-assessable entities.

The assessment roll by unincorporated county and the cities are listed here with assessed value and percentage of increase:

• Unincorporated county, $22 billion and a 3.43 percent increase;
• Ceres, $4.63 billion with a 4.32 percent increase;
• Hughson, $946.5 million with a 7.74 percent increase;
• Modesto, $25.8 billion with a 6.87 percent increase;
• Newman $1.07 billion with a 3.58 percent increase;
• Oakdale $3.5 billion with a 4.84 percent increase;
• Patterson $3.81 billion with a 8.57 percent increase;
• Riverbank $2.96 billion 7.79 percent increase;
• Turlock $10.37 billion with a 4.51 percent increase;
• Waterford $750.1 million, with 4.76 percent increase.

Total assessments of Stanislaus County properties were at $76.4 billion with a 4.88 percent increase.

Taxpayers are advised that the Assessor does not mail annual value notices. Taxpayers are instead able to view their 2026-2027 assessed property value(s) online, by visiting the Assessor Value Notice Inquiry on main webpage: http://www.stancounty.com/assessor/

Taxpayers who have questions or concerns about their assessed value are encouraged to contact the Assessor’s Office by phone at (209) 525-6461, or in person at 1010 10th Street, 2nd Floor, Suite 2400, Modesto, CA. Office public hours are 8:00 a.m. and 4:30 p.m., weekdays.

The 2026 appeal filing period for the regular roll is Thursday July 2, 2026, through Monday, November 30, 2026. Applications are available from the Clerk of the Assessment Appeals Board at 1010 10th Street, 6th Floor, Suite 6700, Modesto, CA 95354 or on their website at https://www.stancounty.com/board/aab/ Their telephone number is (209) 525-6414.