Plan on three layers. Most Moraga homes pay a general rate of 1.1095% of assessed value for 2025-26, school parcel taxes of $325 and $216 a parcel plus a new $295 one voters passed in June 2026, and a one-time transfer tax of $1.10 per $1,000 when the home sells. By our math, on the August 2026 median price that comes to roughly $20,000 a year before any other charges on the bill.
This is how each piece works and where to check the exact numbers for one house. It’s general information, not tax advice. For your own situation, talk to a tax professional or the county.
What is the property tax rate in Moraga?
For 2025-26, 1.1095% of assessed value in most of Moraga’s tax rate areas. That’s the 1% countywide tax plus voter-approved bond rates. Here’s how the county builds that rate for a typical Moraga tax rate area (Contra Costa County Auditor-Controller, Detail of Tax Rates 2025-2026, October 2025, tax rate area 15002):
| Line on the bill | Rate |
|---|---|
| Countywide tax | 1.0000% |
| BART, including its 2016 bond | 0.0152% |
| East Bay Regional Park District bond | 0.0011% |
| Acalanes Union High School District, 2008 bond | 0.0286% |
| Moraga School District, 2016 and 2024 bonds | 0.0504% |
| Community college bonds | 0.0142% |
| Total | 1.1095% |
Bond rates change every year with each district’s debt payments and property values (Contra Costa County, Tax Rates page, checked September 25, 2026). The 2026-27 book was not posted when we checked, so use the table as a guide, not a quote.
Is every Moraga home in the Moraga School District?
Not for tax purposes. Two of Moraga’s tax rate areas in the county book carry Orinda Union School District bonds in place of the Moraga School District bonds, for a total rate of 1.1117% (Detail of Tax Rates 2025-2026, tax rate areas 15010 and 15011). A parcel’s school district decides which school bonds and parcel taxes land on its bill. Check the tax bill for the exact lines, and confirm school assignment by street address with the district, since tax lines and attendance rules are separate questions.
What school parcel taxes do Moraga homes pay?
Three flat taxes per parcel for the Moraga School District, which runs the town’s TK-8 schools:
- Measure K. $325 a parcel. Voters approved it on March 2, 2004, with 66.8% of the vote (Moraga School District, Parcel Tax Measures K, M, and I page, checked September 25, 2026).
- Measure M. $192 a parcel when approved on March 3, 2020, with 70.8% of the vote, adjusted each year by up to 3% for inflation (same page). The county’s analysis for the June 2026 ballot put it at $216.
- Measure I. $295 a parcel a year for seven years, starting July 1, 2026 and ending June 30, 2033, with inflation increases of up to 3% a year beginning in 2027-28. The county counsel’s analysis says the three together come to $836 a parcel (Contra Costa Elections, Measure I, impartial analysis, checked September 25, 2026).
Measure I needed two-thirds. It passed with 70.44% yes (4,939 to 2,073), per the county’s official final results for the June 2, 2026 election (Contra Costa County Elections, Official Results, Final, June 25, 2026, read September 25, 2026). The district’s own page, checked the same day, still says it “has not been officially certified,” so the county’s final results are the newer word. Look for the line on your 2026-27 bill.
Don’t mix these up with the Town of Moraga’s own Measure K. That one is a one-cent general purpose sales tax voters approved in November 2012, paid at the register, not on your property bill (Town of Moraga, Measure K page, checked September 25, 2026).
Can I get out of the school parcel taxes?
Some owners can, if they apply to the district. The rules differ by measure:
- Measures K and M. Exemptions for owners 65 or older on a primary residence, with a household income limit set in each year’s application. The 2026-27 deadline was May 31, 2026 (Moraga School District, same page).
- Measure I. Exemptions for owner-occupants 65 or older, owner-occupants receiving SSI for a disability, and owner-occupants receiving SSDI with income at or under 250% of the 2012 federal poverty guidelines (county counsel’s impartial analysis). The district extended the 2026-27 deadline to August 5, 2026. Later applications take the tax off the following year’s bill (Moraga School District, same page).
Call the district at 925-376-5943 with questions about your eligibility.
How much is the transfer tax when a Moraga home sells?
$1.10 per $1,000 of value, one time. Moraga is a general law town, so its $0.55 per $1,000 is credited inside the county’s $1.10, and the total stays $1.10 (California City Finance, California City Documentary and Property Transfer Tax Rates, effective December 1, 2025, checked September 25, 2026).
Our math: on the August 2026 median sale price of $1,750,092 (Redfin, Moraga housing market page, August 2026, checked September 24, 2026), that’s about $1,925. Who pays it is set by your purchase contract and local custom, so ask your escrow officer and your agent before you sign.
What would a median-priced Moraga home pay each year?
Here’s our rough math, not a bill. After a sale, the county assessor generally reassesses the whole property at its market value as of the date ownership changed (California State Board of Equalization, Change in Ownership FAQs, checked September 25, 2026). At the $1,750,092 median, the 1.1095% rate comes to about $19,417. Add the $836 in parcel taxes and you’re near $20,250 a year.
Your number can differ. The assessed value may not match your price, the 2026-27 bond rates aren’t out yet, exemptions can lower it, and the bill may carry other special assessments or fixed charges. Look up the current bill for the exact parcel on the Contra Costa Treasurer-Tax Collector’s tax lookup, then run it past a tax professional.
Questions people also ask
How much are the Moraga School District parcel taxes?
Per the county counsel’s analysis for the June 2026 ballot, $325 for Measure K and $216 for Measure M, plus $295 for Measure I, which passed in June 2026, for $836 a parcel. Measure M and Measure I can rise up to 3% a year for inflation. Check the current amounts on your tax bill, and ask a tax professional how they affect your budget.
What is the property tax rate in Moraga, CA?
For 2025-26, most Moraga tax rate areas total 1.1095% of assessed value, per the Contra Costa Auditor-Controller’s Detail of Tax Rates. That’s the 1% countywide tax plus bonds for BART, the park district, Acalanes, the Moraga School District and the community college district. Two areas with Orinda Union bonds total 1.1117%. Parcel taxes are billed on top.
Who pays the transfer tax in Moraga?
The purchase contract decides, often guided by local custom. The total is $1.10 per $1,000 of value, with the Town’s $0.55 credited inside the county’s $1.10, per California City Finance’s table effective December 1, 2025. On a $1,750,092 sale, that’s about $1,925. Ask your escrow officer how it’s being split before you sign.
Do seniors pay the Moraga school parcel taxes?
Owners 65 or older can apply for exemptions. Measure I’s exemption covers owner-occupants 65 and up, plus certain SSI and SSDI recipients. Measures K and M exempt owners 65 and up whose household income is under the district’s yearly limit. You must apply to the Moraga School District. Deadlines for 2026-27 were May 31 and August 5, 2026.
Your next step
Looking at a Moraga house? Ask us for the current tax bill before you write an offer, and we’ll lay out the rate, the parcel taxes and the transfer tax so nothing surprises you in escrow. Talk to a Moraga agent on our team or call (510) 949-5525.
More on Moraga: Is Moraga a good place to live? · Selling a home in Moraga · What’s my home worth?
By Bill Davis, DRE #01880656, The Davis Team at eXp Realty, Moraga, CA. Updated September 25, 2026.
Sources
- Contra Costa County Auditor-Controller, Detail of Tax Rates 2025-2026, October 2025 (tax rate areas 15002 to 15012): contracosta.ca.gov/DocumentCenter/View/89669 (checked September 25, 2026)
- Contra Costa County, Tax Rate Questions: contracosta.ca.gov/6572/Tax-Rates (checked September 25, 2026)
- Moraga School District, Parcel Tax Measures K, M, and I: moraga.k12.ca.us (checked September 25, 2026)
- Contra Costa County Elections, Measure I, county counsel’s impartial analysis: contracostavote.gov/m9012-en (checked September 25, 2026)
- Contra Costa County Elections, Statewide Direct Primary Election Official Results, Final, June 25, 2026: contracosta.ca.gov/DocumentCenter/View/91835 (read September 25, 2026)
- Town of Moraga, Measure K (sales tax): moraga.ca.us/305/Measure-K (checked September 25, 2026)
- California City Finance, California City Documentary and Property Transfer Tax Rates, effective December 1, 2025: californiacityfinance.com (checked September 25, 2026)
- California State Board of Equalization, Change in Ownership FAQs: boe.ca.gov/proptaxes/faqs/changeinownership.htm (checked September 25, 2026)
- Redfin, Moraga housing market page, August 2026: redfin.com/city/12596/CA/Moraga/housing-market (checked September 24, 2026)
- Contra Costa Treasurer-Tax Collector, tax lookup: taxcolp.cccttc.us/lookup (checked September 25, 2026)