Napa, CA · Updated Oct 2026

What a Napa 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 Napa house

$17,138a year · $1,428 a month

Starts at the typical market value, $856,400; your assessed value is often lower. Typical use.

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A Napa house at the typical market value ($856,400) costs about $17,100 a year: $10,330 property tax and charges, $1,000 water, $570 trash, $3,750 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:

Switch to the 20-gallon cartUp to $115 a year
Your cart costs $47 a month; the smallest costs $38. Worth it if you rarely fill it.
How: Contact Napa Recycling & Waste Services at naparecycling.com or (707) 255-5200.
Income-qualified households: CARE or FERA30–35% off electricity
CARE takes 30–35% off electricity and replaces the standard monthly charge with $6; FERA takes 18% off for families whose income slightly exceeds CARE limits.
How: Application forms are also available through community agencies.
Single-family water customers: RateShare Discount$25 off each bimonthly water bill
Eligible low-income single-family residential customers pay slightly lower rates through the Water RateShare Discount Program; enrolled single-family customers have $25 subtracted from the bimonthly bill.
How: See the City of Napa Water RateShare Discount Program.

Adjust to match your bills

What you knowTrash cartPrice is set by the garbage cart size; weekly recycling and yard trimmings/food scraps collection is included.

Value before exemptionsUnder Prop 13 your assessed value is often well below this market median; enter the value on your tax bill.

I live here and have the Homeowners' exemption

Home insurance, a yearFrom your policy. We start at $1,492, California statewide average, NAIC data for 2022 as published by the Insurance Information Institute.

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

Your use

Water, thousands of gallons a month

On your water bill. A typical house uses 5,000–8,000 gallons.

Electricity, kWh a month

On your MCE bill. An electric car adds about 300 kWh.

Gas, therms a month (yearly average)

Money dates

Feb 1in 89 daysOn last year's (2025-26) Napa County tax bill the second installment was due 2/1/26 and delinquent after 4/10/26.
Nov 1On last year's (2025-26) Napa County tax bill the first installment was due 11/01/25 and delinquent after 12/10/25, with 10% added after 12/10/25.

Who serves this house

Water: City of Napa Water Division; City of Napa rates from October 1, 2026, billed bimonthly: bimonthly fixed service charge $69.25 for a 3/4-inch or 1-inch meter and single-family inside-city tiers of $7.27 (0-14 units), $10.71 (15-27 units) and $13.00 (28+ units) per 1,000 gallons.
Property tax: 1.13% of value; 2025-26 tax year, Napa County (tax rate area 002-000)
Garbage: City of Napa residential rates; Residential monthly rates include weekly collection of solid waste, recyclable materials and co-collected yard trimmings and food scraps.
Sewer: Napa Sanitation District; Annual sewer service charge per single family dwelling.
Electricity: MCE; MCE serves six member communities in Napa County.
Gas: PG&E; PG&E's gas tariff puts all of Napa County in baseline territory X.

Pay or manage your bills

Your water

Source: The City of Napa supplies water from three surface water sources: the State Water Project (via the North Bay Aqueduct), Lake Hennessey and Milliken Reservoir.
Lead: The City has determined it has no lead service lines in its distribution system.

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How these numbers are made

Property tax uses Napa County's 2025-26 rate table for tax rate area 002-000 (City of Napa, Napa Valley Unified): 1% plus .1116 school and college bond rate plus .0150 City paramedic tax (total 1.1266%), less the $7,000 homeowners' exemption, on the Census median home value (market, not assessed).
Water uses the City's rates effective October 1, 2026: the bimonthly fixed charge halved to a monthly figure and the bimonthly tier breakpoints (14 and 27 units) halved; billed per 1,000 gallons.
Sewer is Napa Sanitation District's 2026/27 annual charge, collected on the property tax bill. Trash uses the City's rates effective January 1, 2026 (monthly rates, by cart size).
Electricity is MCE Light Green (MCE's 60% renewable plan) plus PG&E delivery and fees, from MCE's rate comparison effective November 1, 2026; gas is PG&E G-1. Which plan a given Napa home is on is not stated by a source, so this is the MCE plan with the lower cost shown.
Other direct charges on Napa County bills could not be read (county list returns 403) and are not included. Water-use default is the page default. The insurance figure is NAIC data for 2022 via the Insurance Information Institute; no newer California-specific figure with a stated year was found.
Nothing here is legal, tax or insurance advice.

Sources

How Napa compares

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

Per year	Napa	Median	Where it falls
Property tax rate	1.13%	1.13%	lower than 145 of the other 284 California cities we cover
Water	$1,003	$927	higher than 171 of the other 284 California cities we cover
Trash	$566	$452	higher than 198 of the other 267 California cities we cover
Electricity and gas	$3,747	$3,421	higher than 242 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	$17,138	$14,432	higher than 206 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. Electricity and gas

The fact: Electricity and gas for a typical house here cost about $3,747 a year, higher than 242 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 $3,747 a year for a typical house, higher than 242 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 Napa house costs

What is the property tax rate in Napa?

About 1.13% of the value before exemptions a year (2025-26 tax year, Napa County (tax rate area 002-000)), plus flat charges on the same bill (Sewer $761).

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

About $6,315 a year on $500,000 of the value before exemptions with the homeowners' exemption, including $761 of flat charges.

How much is the water bill in Napa?

About $84 a month for water at typical use (7,000 gallons a month) on City of Napa Water Division.

How much does trash pickup cost in Napa?

$38 to $111 a month, depending on the trash cart size (20-gallon, 35-gallon, 65-gallon, 95-gallon).

When is property tax due in Napa?

Feb 1: On last year's (2025-26) Napa County tax bill the second installment was due 2/1/26 and delinquent after 4/10/26. Nov 1: On last year's (2025-26) Napa County tax bill the first installment was due 11/01/25 and delinquent after 12/10/25, with 10% added after 12/10/25.

Where can I get help paying utility bills in Napa?

Income-qualified households: CARE or FERA: CARE takes 30–35% off electricity and replaces the standard monthly charge with $6; FERA takes 18% off for families whose income slightly exceeds CARE limits. Application forms are also available through community agencies.

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

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