Tracy, CA · Updated Oct 2026

What a Tracy house pays

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

Sent only to free public map services to find who serves it. Not stored unless you save your house.

Example · a Tracy house

$14,892a year · $1,241 a month

Starts at the typical market value, $699,000; your assessed value is often lower. Typical use.

A Tracy house at the typical market value ($699,000) pays about $14,900 a year: $7,790 property tax and charges, $1,470 water and sewer, $760 trash, $3,370 electricity and gas, $1,490 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 21, 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:

One free bulky-item pickup a year
Each residential property inside city limits with the City's three-container service gets one free scheduled curbside pickup per calendar year: up to ten 32-gallon bags and two large items such as appliances, mattress sets or sofas.
How: Call Tracy Disposal at (209) 835-0601 to schedule; your account must be current.
Lawn removal rebate: up to $1 a square footUp to $1,500
For properties built before 2015: up to $1.00 per square foot of lawn removed, up to $1,500 for single-family customers. Synthetic turf and non-permeable hardscape are not eligible.
How: Submit the application and photos and wait for the City's Notice to Proceed by email before removing any lawn.
Smart irrigation controller rebate: up to $150Up to $150
For homes built before 2016: $12 per active irrigation station or the cost of the controller, whichever is less, up to $150. The controller must be WaterSense labeled.
How: Install the controller first, then apply within 90 days of purchase.
Toilet replacement rebate: up to $125Up to $125
If your building was built before 1994 and a toilet uses more than 3 gallons per flush, you may qualify for up to $125 back for a high-efficiency model. Funding is first-come, first-served.
How: See the City of Tracy's Water Rebates and Incentives page.
100% disabled veterans: property tax exemption$100,000+ off assessed value
Veterans rated 100% disabled from a service-connected injury or disease (or paid at the 100% rate due to unemployability), or their unmarried surviving spouse, can take the basic exemption, originally $100,000 and adjusted every year for inflation; a larger low-income exemption also exists.
How: File the Claim for Disabled Veterans' Property Tax Exemption; the form can be downloaded from the Cal Assessor website.
Seniors, blind or disabled: postpone property taxesDefer this year's taxes
Homeowners who are seniors, blind or have a disability can defer current-year property taxes on their home if they have at least 40% equity and household income of $45,000 or less.
How: Call the State Controller at (800) 952-5661 or email postponement@sco.ca.gov.

Adjust to match your bills

What you knowTrash cartThe price is set by the size of your garbage bin and includes a 90-gallon organic bin and a 90-gallon recycling bin.

Value before exemptionsMost Tracy homes built after 1985 also pay a Landscape Maintenance District charge on the tax bill (2026-27: $0 to $392 a year by zone; most pay $199.76), and many newer subdivisions pay Community Facilities District (Mello-Roos) special taxes. Neither is included here; check your own 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 (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 Tracy house uses about 13.

Electricity, kWh a month

On your Ava Community Energy (Bright Choice generation) with PG&E delivery bill. An electric car adds about 300 kWh.

Gas, therms a month (yearly average)

Money dates

Nov 30, 2026in 38 daysLast day of San Joaquin County's 2026 filing period for a formal assessment appeal (a reduction in assessed value), filed with the Clerk of the Board of Supervisors.
Dec 10in 48 daysLast day to pay the first installment of secured property taxes without penalty.
Dec 10in 48 daysLast day to file a homeowners' or veterans' exemption claim and still receive 80% of the exemption.
Feb 15in 115 daysLast day to file the homeowners' exemption for the full year.

Who serves this house

Water: City of Tracy; City of Tracy water rates effective July 1, 2026: a fixed meter charge of $21.53 a month for a 5/8-inch or 3/4-inch meter plus $2.83 per unit (1 unit = 100 cubic feet) for all water used, billed monthly
Property tax: 1.13% of value; 2026–27 tax year, San Joaquin County (tax rate area 004-073)
Garbage: Tracy Disposal (Tracy Delta Solid Waste Management); The City's franchised hauler, billed as a flat monthly rate on the City of Tracy utility bill: $63.70 with a 60-gallon garbage bin or $74.19 with a 90-gallon garbage bin, each with 90-gallon organic and recycling bins.
Sewer: City of Tracy; A flat $63.37 a month for a single-family home.
Electricity: Ava Community Energy + PG&E; Tracy joined Ava in 2021 and homes are automatically enrolled in Ava's Bright Choice service. PG&E delivers the electricity and handles billing (Tracy ZIP codes 95304, 95376, 95377, 95378 and 95391 are in PG&E's electric service territory).
Gas: PG&E; PG&E's gas service territory includes Tracy (ZIP codes 95304, 95376, 95377, 95378 and 95391).
Schools: Tracy Unified; Bonds for Tracy schools and for San Joaquin Delta College are part of the property tax rate.

Pay or manage your bills

Your water

Source: In 2025, 56% of Tracy's water came from the Stanislaus River, 39% from the Delta-Mendota Canal and the rest mostly from groundwater pumped from nine wells in the Tracy Subbasin.
Boron: Tracy's native groundwater contains boron, a naturally occurring unregulated contaminant; six of the City's wells have elevated levels.
Lead: In 35 lead samples (2024), the 90th percentile lead level was 0 and no sites exceeded the action level. The City reports no lead-containing pipes in its distribution system.
PFAS: PFOA and PFOS were not detected in 2024-2025 sampling, and the report lists no violations in 2025.

Other CA cities

How these numbers are made

Garbage, water and sewer: the City of Tracy's Rates and Fees page as checked October 21, 2026. Garbage is $63.70 a month with a 60-gallon garbage bin or $74.19 with a 90-gallon bin (organic and recycling bins included), the calendar-year 2026 rates in the City's council-approved schedule; water $21.53 a month for a 5/8- or 3/4-inch meter plus $2.83 per unit (100 cubic feet), the rates effective July 1, 2026 under the City's 2026 water rate study (the April 2026 notice proposed $22.11 and $2.95; the City's posted rates are lower, and they rise again on July 1, 2027, to $27.56 for the meter charge); sewer a flat $63.37 a month for a single-family home; and the $1.20 a month storm drain maintenance fee, added as a separate charge. The page starts at 13 units a month, the rate study's average single-family use.
Property tax: San Joaquin County's 2026-27 rates for tax rate area 004-073, the most common tax rate area among parcels with a Tracy address in the county's parcel map: 1% general levy, 0.1033% Tracy Unified bonds (Measure E 2006 plus School Facilities Improvement District 3 bonds from 2008, 2014 and 2024) and 0.0221% San Joaquin Delta College bonds, 1.1254% in all, less the $7,000 homeowners' exemption. Other parts of the city are in the Jefferson School District or Lammersville Unified areas or outside School Facilities Improvement District 3, so their rates differ (for example 1.0531% in area 004-088).
Not included because they vary by neighborhood: the City's Landscape Maintenance District charge, which most Tracy properties built after 1985 pay (2026-27 rates in the engineer's report run from $0 to $392.02 per dwelling unit depending on the zone, most commonly $199.76), and Assessment District and Community Facilities District (Mello-Roos) charges on many newer subdivisions, which can be paid off early. Check your own tax bill for these lines.
The starting home value is the Census ACS 2020-2024 5-year median market value ($699,000); under Prop 13 an owner who bought years ago has a lower assessed value and pays less.
Electricity: Tracy homes are on Ava Community Energy's Bright Choice service by default, with PG&E delivery on schedule E-1 for a non-CARE (Income Tier 3) home. We take PG&E's E-1 total ($0.32561 Tier 1, $0.40702 Tier 2, June 1, 2026) and take off 0.5% of its net generation cost ($0.12855 generation less the ($0.01011) bundled PCIA, $0.11844), Ava's Bright Choice discount, for $0.32502 and $0.40643 per kWh. This matches Ava's January 1, 2026 rate sheet for 2021-vintage customers (Tracy began Ava service in 2021): E1 Bright Choice $0.06473 plus $0.05312 PCIA and franchise fee, $0.11785 in all, against a PG&E generation rate of $0.11844. An account that moved to Ava later can have a different vintage. PG&E's $0.79343 a day base services charge is $24.13 a month (365 days / 12 months); the baseline is territory S, 15.0 kWh a day for 4 summer months and 10.2 for 8 winter months, about 359 kWh a month. Not included: PG&E's semi-annual California Climate Credit. Ava's Renewable 100 costs 1.75 cents more per kWh.
Gas: PG&E G-1 (Oct. 1, 2026) $2.42480 and $2.92792 per therm plus the $0.12103 public purpose surcharge, territory S baseline weighted 7 summer, 3 off-peak and 2 on-peak months. Typical use is PG&E's 2024 residential average (EIA, about 500 kWh a month) and California's 2024 residential gas average (EIA, about 32 therms a month). Insurance is the 2022 California average homeowners premium (NAIC via the Insurance Information Institute) until you enter your own.
Nothing here is legal, tax or insurance advice.

Sources

How Tracy compares

A typical Tracy house against the 110 California cities we cover, using the same default numbers as the total above.

Per year	Tracy	Median	Where it falls
Property tax rate	1.13%	1.13%	lower than 61 of the other 109 California cities we cover
Water	$700	$955	lower than 92 of the other 109 California cities we cover
Sewer and utility-bill fees	$775	$584	higher than 54 of the other 76 California cities we cover
Trash	$764	$438	higher than 96 of the other 101 California cities we cover
Electricity and gas	$3,374	$3,556	lower than 83 of the other 109 California cities we cover
Home insurance	$1,492	$1,492	in the middle of 108 other California cities we cover
Total	$14,892	$15,240	lower than 61 of the other 109 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. Water

The fact: Water here costs about $700 a year at typical use, lower than 92 of the other 109 California cities we cover.

Ask: "Water here costs about $700 a year at typical use, lower than 92 of the other 109 California cities we cover. What drives that cost, and would you change anything?"

2. Trash

The fact: Trash pickup here costs about $764 a year for the standard cart, higher than 96 of the other 101 California cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.

Ask: "Trash pickup here costs about $764 a year for the standard cart, higher than 96 of the other 101 California cities we cover. What drives that cost, and would you change anything about the service or the price?"

3. Electricity and gas

The fact: Electricity and gas for a typical house here cost about $3,374 a year, lower than 83 of the other 109 California cities we cover. Rates are set mostly by the utility and the state.

Ask: "Electricity and gas here cost about $3,374 a year for a typical house, lower than 83 of the other 109 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 Tracy house costs

What is the property tax rate in Tracy?

About 1.13% of the value before exemptions a year (2026–27 tax year, San Joaquin County (tax rate area 004-073)), plus flat charges on the same bill.

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

About $5,548 a year on $500,000 of the value before exemptions with the homeowners' exemption.

How much is the water bill in Tracy?

About $123 a month for water and sewer at typical use (13 units, or 9,724 gallons a month) on City of Tracy.

How much does trash pickup cost in Tracy?

$64 to $74 a month, depending on the trash cart size (60-gal garbage, 90-gal garbage).

When is property tax due in Tracy?

Dec 10: Last day to pay the first installment of secured property taxes without penalty. Apr 10: Last day to pay the second installment of secured property taxes without penalty.

Can seniors lower their property tax or bills in Tracy?

Yes. Seniors, blind or disabled: postpone property taxes: Homeowners who are seniors, blind or have a disability can defer current-year property taxes on their home if they have at least 40% equity and household income of $45,000 or less.

Where can I get help paying utility bills in Tracy?

100% disabled veterans: property tax exemption: Veterans rated 100% disabled from a service-connected injury or disease (or paid at the 100% rate due to unemployability), or their unmarried surviving spouse, can take the basic exemption, originally $100,000 and adjusted every year for inflation; a larger low-income exemption also exists. File the Claim for Disabled Veterans' Property Tax Exemption; the form can be downloaded from the Cal Assessor website.

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

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