Stanislaus County’s assessed property values rose to more than $76.3 billion for the 2026‑27 tax year, a 4.88% increase over the previous year, Assessor Don H. Gaekle announced this week. The growth reflects new construction, ownership changes and the maximum 2% inflation adjustment allowed under Proposition 13. The assessment roll is expected to generate roughly $763 million for public schools, cities, the county and special districts.
Among westside communities, Newman posted a solid gain, with its assessed value rising 3.58% to just over $1.07 billion. Gaekle said Newman’s increase reflects a mix of residential turnover, modest commercial activity and ongoing investment in small‑scale development that continues to shape the city’s growth pattern. While Newman’s percentage increase was lower than some of the county’s fastest‑growing cities, he said the community remains stable and continues to benefit from its position along Highway 33 and its appeal to families seeking more affordable housing options.
Newman’s growth occurred against a backdrop of stronger increases in several incorporated cities. Patterson led the county with an 8.57% jump, driven by industrial development and continued expansion near Interstate 5. Riverbank rose 7.79%, and Hughson climbed 7.74%. Modesto, the county’s largest city, grew 6.87%. Turlock, another major urban center, increased 4.51% to more than $10.3 billion. Overall, incorporated cities averaged 6.13% growth, outpacing the unincorporated county, which grew just 2.01%.
Gaekle said the slower growth in rural areas stemmed from several overlapping factors that collectively pulled down the unincorporated county’s overall numbers. A major driver was the annual recalculation of Williamson Act valuations, which are tied to agricultural commodity prices and capitalization rates rather than traditional market sales. When commodity prices soften or capitalization rates shift, the assessed value of farmland can drop, even if the land itself hasn’t changed hands. Those adjustments, he said, had a noticeable impact this year as growers faced fluctuating markets and tighter margins.
The closure and removal of the county’s waste‑to‑energy plant also contributed to the decline. The facility had long been a significant taxable asset in the rural tax base, and its shutdown removed millions of dollars in assessed value from the roll. Rural areas were further affected by annexations, as land absorbed into city boundaries no longer appears in the unincorporated totals. Transfers of property to non‑assessable entities, such as public agencies or nonprofits, also reduced taxable value.
Gaekle noted that broader market trends played a role as well. The 2025 calendar year saw a decline in sales volume across Stanislaus County, meaning fewer properties were reassessed at current market prices. Even though the average price per square foot remained relatively flat, the drop in the number of transactions limited opportunities for value increases tied to sales activity. Together, these factors created a stark contrast between the modest 2% growth in rural areas and the stronger gains seen in cities like Newman, Patterson, Riverbank and Hughson.
The annual assessment roll includes taxable real property, business personal property, mobile homes, boats and aircraft. Values reflect market conditions as of Jan. 1, 2026, and incorporate both Proposition 13 and Proposition 8 requirements. Proposition 13, passed in 1978, limits annual inflation adjustments to 2% and requires reassessment at market value when property changes ownership or undergoes new construction. Proposition 8 allows temporary reductions when market value falls below a property’s factored base value.
The Assessor’s Office does not mail annual value notices, and taxpayers are encouraged to view their 2026‑27 assessments online through the county’s Assessor Value Notice Inquiry portal. Residents with questions may contact the office by phone or visit in person at 1010 10th Street in Modesto during weekday business hours.
Those wishing to challenge their assessed value may file an appeal between July 2 and Nov. 30. Applications are available from the Clerk of the Assessment Appeals Board on the sixth floor of the county administration building or on the board’s website.
