Banning, CA · Updated Oct 2026

What a Banning home costs each year

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.

Example · a Banning house

$10,983a year · $915 a month

Starts at the typical market value, $352,100; your assessed value is often lower. Typical use.

Property tax$4,674
1.354% of $352,100, less $7,000 homeowners' exemption
Flat charges on the tax bill$5
CSA 152 storm water (NPDES) assessment $5
Electricity and gas$3,039
633 kWh a month $2,313 · 35 therms $642 · Public Benefits Charge (on the electric bill) $84
Water and sewer$1,382
9 units (CCF) a month on City of Banning: water $65, sewer $50 a month
Trash$392
Basic rate (96-gallon garbage, 96-gallon recycling and 96-gallon organic waste carts), $33 a month
Home insurance$1,492
Typical premium $1,492

Shopping for home insurance?

Insurers charge very different prices for the same house and coverage. California's free premium survey lists each insurer's price.

Compare insurers' prices

A Banning house at the typical market value ($352,100) costs about $11,000 a year: $4,680 property tax and charges, $1,380 water and sewer, $390 trash, $3,040 electricity and gas, $1,490 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 28, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Income-qualified: BEU Low Income Discount$32.50 off each monthly electric bill
Each approved low-income residential customer receives a discount of $32.50 on their monthly bill, limited to the amount of the bill.
How: Apply to the City; recertify every two years.
Claim the homeowners' exemption
The California Constitution provides a $7,000 reduction in the taxable value for a qualifying owner-occupied home.
How: File the claim with the county assessor.

Adjust to match your bills

What you know

Value before exemptionsUnder Prop 13 your assessed value starts at your purchase price and can rise at most 2% a year, so it is often far below market: use the assessed value on your tax bill.

I live here and have the Homeowners' exemption

Home insurance, a yearFrom your policy. We start at $1,492, NAIC data via the Insurance Information Institute; California figures from the California Department of Insurance.

Earthquake insurance, a yearSeparate from home insurance. Most owners don't have it.

Your use

Water, units a month

On your water bill. 1 unit (CCF) is 748 gallons. A typical house uses 7–12.

Electricity, kWh a month

On your City of Banning Electric Utility (BEU) bill. An electric car adds about 300 kWh.

Gas, therms a month (yearly average)

Money dates

Nov 30, 2026in 26 daysLast day to file a 2026 regular assessment appeal in Riverside County (filing period July 2 to November 30, 2026).
Dec 10in 36 daysFirst property tax installment (due Nov 1) is delinquent after Dec 10: 10% penalty.
Jan 1, 2027in 58 daysThe water ordinance schedule lists a 5/8-inch meter charge of $35.66 and Tier 1 of $3.96 per HCF effective 1/1/2027.
Feb 15in 103 daysLast day for a first-time homeowners' exemption claim to get the full exemption for the year.

Who serves this house

Water: City of Banning; Water Monthly Service Charge by meter size and three Water Usage Rates tiers (0-7, 8-15 and 16+ HCF). The schedule lists the rates effective 1/1/2026 and 1/1/2027.
Property tax: 1.35% of value; 2026-27 tax year, Riverside County (Banning tax rate area 001-000: Banning Unified, Mt. San Jacinto College, San Gorgonio Pass Memorial Hospital and San Gorgonio Pass Water Agency)
Garbage: Waste Management (WM); All City residential and commercial rates are managed by the City's franchise hauler, Waste Management.
Sewer: City of Banning; Wastewater rates for the City are as follows:
Electricity: City of Banning Electric Utility (BEU); City of Banning Electric Utility (BEU) Residential Service Electric Tariff RS-1
Gas: SoCalGas; Southern California Gas Company serves natural gas in each of the following cities and communities in its serving area.

Pay or manage your bills

Your water

Source: 100% of the City of Banning water comes from groundwater sources, drawn from 19 potable wells.
Hardness: The 2024 report lists hardness (2022-2024) averaging 94 ppm, range 2.8 to 200.

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How these numbers are made

Property tax uses the 2026-27 Riverside County rates for tax rate area 001-000 (Banning): 1% general levy, Banning Unified bonds 0.13509%, Mt.
San Jacinto College 0.0031%, San Gorgonio Pass Memorial Hospital 0.04113% and San Gorgonio Pass Water Agency 0.175%, plus the $4.72 CSA 152 storm water assessment the City says it is reinstating on tax bills from FY 2025/26 (its page does not confirm the bill line is on every 2026-27 bill).
The starting value is the Census median market value; assessed values under Prop 13 are usually lower.
Water is the City's 5/8-inch meter charge and three tiers effective 1/1/2026 (tiers per month: 0-7, 8-15, 16+ HCF); sewer is the residential fixed charge effective 1/1/2026.
The ordinance also lists a $2.32 monthly Tertiary Surcharge without saying who pays it, so it is not included.
Electricity uses BEU's RS-1 rates effective 11/01/2026 ($43.00 plus $0.2366 per kWh) with the 2.85% Public Benefits Charge; the quarterly Power Cost Adjustment Factor is set monthly by the utility and is not in the total.
Typical use (633 kWh) is an SCE regional figure, since BEU publishes none.
Insurance is the most recent California average that the Insurance Information Institute publishes (NAIC 2022 data, HO-3).
Gas uses SoCalGas's Schedule GR customer charge (16.438¢ per day, about $5.00 a month) and the baseline rate of 138.518¢ per therm; usage above the baseline allowance is billed at 186.202¢, so the gas total may be slightly low for heavy users.
Nothing here is legal, tax or insurance advice.

Sources

How Banning compares

A typical Banning house against the 285 California cities we cover, using the same default numbers as the total above.

Per year	Banning	Median	Where it falls
Property tax rate	1.35%	1.13%	higher than 277 of the other 284 California cities we cover
Water	$785	$927	lower than 189 of the other 284 California cities we cover
Sewer and utility-bill fees	$596	$596	higher than 98 of the other 196 California cities we cover
Trash	$392	$452	lower than 186 of the other 267 California cities we cover
Electricity and gas	$3,039	$3,421	lower than 221 of the other 284 California cities we cover
Home insurance	$1,492	$1,492	lower than 1 of the other 272 California cities we cover
Total	$10,983	$14,432	lower than 236 of the other 284 California cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Property tax rate

The fact: Banning's property tax rate is 1.35%, higher than 277 of the other 284 California cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in Banning is 1.35%, higher than 277 of the other 284 California cities we cover. What should that money pay for first, and would you change anything about how it is set?"

2. Electricity and gas

The fact: Electricity and gas for a typical house here cost about $3,039 a year, lower than 221 of the other 284 California cities we cover. Rates are set mostly by the utility and the state.

Ask: "Electricity and gas here cost about $3,039 a year for a typical house, lower than 221 of the other 284 California cities we cover. Which parts of that can the city influence, and what would you do about them?"

See who is running in your city →

Common questions about Banning house costs

What is the property tax rate in Banning?

About 1.35% of the value before exemptions a year (2026-27 tax year, Riverside County (Banning tax rate area 001-000: Banning Unified, Mt. San Jacinto College, San Gorgonio Pass Memorial Hospital and San Gorgonio Pass Water Agency)), plus flat charges on the same bill (CSA 152 storm water (NPDES) assessment $5).

How much is property tax on a $500,000 house in Banning?

About $6,682 a year on $500,000 of the value before exemptions with the homeowners' exemption, including $5 of flat charges.

How much is the water bill in Banning?

About $115 a month for water and sewer at typical use (9 units, or 6,732 gallons a month) on City of Banning.

How much does trash pickup cost in Banning?

$33 a month for a house.

When is property tax due in Banning?

Dec 10: First property tax installment (due Nov 1) is delinquent after Dec 10: 10% penalty. Apr 10: Second property tax installment (due Feb 1) is delinquent after Apr 10: 10% penalty.

Where can I get help paying utility bills in Banning?

Income-qualified: BEU Low Income Discount: Each approved low-income residential customer receives a discount of $32.50 on their monthly bill, limited to the amount of the bill. Apply to the City; recertify every two years.

How much does a house in Banning cost to run each year?

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