What to Know About Property Taxes in Vancouver, WA: Your 2025 Guide

If you're buying a home in Vancouver, Washington, or you're already a homeowner in Clark County, understanding property taxes is crucial—not just for budgeting, but for making informed decisions about where you live and how much home you can actually afford.

As a Realtor who's helped 105+ families navigate the Vancouver, WA real estate market, I field property tax questions almost daily. "How much will my property taxes be?" "Are Clark County taxes higher than Portland?" "Can I appeal my assessment?" "What exemptions am I eligible for?"

These are smart questions—because property taxes in Vancouver, Washington aren't just an annual bill you pay. They're a significant ongoing cost that affects your monthly housing budget, your home's resale value, and the quality of services your community receives.

Let's break down everything you need to know about property taxes in Vancouver, WA and Clark County in 2025—from how they're calculated to when they're due, plus money-saving exemptions you might qualify for.

How Property Taxes Work in Vancouver, WA

Property taxes in Washington State fund the essential services that make our communities function: public schools, roads, fire protection, libraries, parks, and more. Unlike states with income tax, Washington relies heavily on property taxes and sales tax to fund government operations.

The Basic Formula

Your Vancouver, WA property tax bill is calculated using this formula:

(Assessed Property Value ÷ 1,000) × Total Levy Rate = Property Tax Bill

Example: If your Vancouver home is assessed at $500,000 and your total levy rate is 11.18 mills:

• ($500,000 ÷ 1,000) × 11.18 = $5,590 annual property tax

Simple math, but the components—assessed value and levy rate—are where things get interesting.

Vancouver WA Property Tax Rates 2025

Current Tax Rates

The average effective property tax levy rate in Vancouver for 2025 is approximately 2.4085 mills, though individual rates vary significantly depending on your specific location within Clark County.

What's a "mill"? One mill equals $1 per $1,000 of assessed value. So a 10-mill rate means you pay $10 for every $1,000 your home is worth.

Clark County 2025 Tax Rates:

• Vancouver, WA: 0.93% effective rate (median)
• Camas, WA: ~1.0% effective rate
• Battle Ground, WA: 0.77% effective rate
• Ridgefield, WA: ~0.85% effective rate
• Clark County overall: 0.92% effective rate (median)

For comparison, the national median effective property tax rate is 1.02%, which means Vancouver's rate is slightly below the national average—but still results in higher annual tax bills due to higher home values.

What Determines Your Tax Rate?

Your total levy rate is a combination of rates from multiple taxing districts:

✅ State of Washington (Part I & Part II levies)
✅ Clark County (general fund, road fund)
✅ City of Vancouver (if within city limits)
✅ School Districts (largest portion—typically 40-50% of your bill)tax
✅ Fire Districts (varies by location)
✅ Fort Vancouver Regional Library
✅ Port of Vancouver (in some areas)
✅ Special Purpose Districts (parks, emergency services, etc.)

Each entity sets its levy rate annually based on budgetary needs, and all rates are levied per $1,000 of taxable value based on the certified assessed value.

Geographic Variation Within Vancouver

Property tax rates can vary significantly even within Vancouver city limits. For example:

• ZIP 98685 (Salmon Creek area): 1.07% effective rate
• ZIP 98663 (Central Vancouver): 0.95% effective rate
• ZIP 98682 (East Vancouver/Cascade Park): ~0.98% effective rate
• ZIP 98661 (Waterfront/Downtown): ~1.0% effective rate

This variation is due to different school districts, fire districts, and special levies that apply to specific areas.

Pro tip: When house hunting in Vancouver, always ask about the specific tax code area. Two homes with identical prices can have significantly different annual tax bills based solely on location.

How Your Vancouver Home's Value is Assessed

The Clark County Assessor's Office is responsible for determining the assessed value of each property, which is intended to be 100% of its fair market value.

Market Value vs. Assessed Value

Market Value: What a willing buyer would pay a willing seller in the current real estate market. This is influenced by location, property condition, comparable sales, and market trends.

Assessed Value: The value determined by the Clark County Assessor for tax purposes, which should equal 100% of market value. However, exemptions and limits can reduce the taxable assessed value.

Tax Assessed Value: The final figure used to calculate your property taxes—market value minus any applicable exemptions.

When Assessments Happen

Property valuation date: January 1st each year
Valuation notices mailed: May through December
Assessment timeline: Values certified in the current year are used to calculate the next year taxes

So your January 1, 2025 assessed value determines your 2026 property tax bill.

How the Assessor Determines Value

Clark County Assessor Peter Van Nortwick and his team use several methods:

1. Sales Comparison Approach - Comparing recent sales of similar homes in your neighborhood
2. Cost Approach - Estimating land value plus construction costs minus depreciation
3. Income Approach - For rental/investment properties, based on income potential

The Assessor's office conducts physical inspections periodically and updates values based on:

• Recent comparable sales in your area
• Neighborhood market trends
• Property improvements (additions, remodels)
• Permits pulled for construction

Important: Your assessment is based on what your home was worth on January 1st—not what it might be worth when you receive your tax bill months later.

Washington State Property Tax Limitations

One of the most misunderstood aspects of Washington property taxes is how the system actually limits tax increases. For an official explanation of how Washington’s 1% property tax levy limit works, see the DOR guide on Property Tax Levy Limits.

The 1% Constitutional Limit

The Washington Constitution limits the total of all regular non-voted levies to 1% of a property's assessed value. Voter-approved levies (like school bonds) are separate and have no limit.

The 1% Budget Growth Cap

Washington law also limits taxing districts’ budgets: regular, non-voter-approved levies can only increase 1% annually or at the rate of inflation, whichever is lower. This is a revenue cap, not a cap on your individual home’s assessed value.

• Voter-Approved: Initiative 747, passed by voters in 2001 and later codified into law, created this limit.

• Failed Attempts to Raise It: Bills like HB 2049 (2025) sought to increase the cap to 3%, but they were dropped.

• Local/Regional Exceptions: For example, the Sound Transit Board approved a 1% property tax increase for 2026 to fund light rail projects. This applies only within the Sound Transit District and is separate from the general state levy limit.

Why This Matters

Scenario: Your home's assessed value jumps from $400,000 to $500,000 in one year (a 25% increase).

Does your tax bill increase 25%? No. Because taxing districts’ budgets are capped, and the total assessed value of all properties in the district increased, the levy rate adjusts to collect only the budgeted amount.

Bottom line: Property taxes in Clark County are driven by government spending decisions, not by individual home value increases.

2025 Legislative Updates — What Homeowners Should Know

Washington’s property tax laws saw several updates in 2025 that may affect homeowners:

• Multi‑Family Tax Exemption (MFTE): New 20-year exemptions for properties in certain transit-oriented areas, which may benefit investors or buyers in condos and apartments.

• Conservation-Land Assessment Changes: Maximum per-parcel charges for conservation districts have increased, relevant for landowners in these districts.

• Property Tax Administration Updates: Procedures for assessments, exemptions, and relief programs have been revised, so it’s a good idea to confirm any changes that affect your property.

For full details, see the official DOR notice on Legislative Changes to Property Tax Administration (2025).

2025 Property Tax Legislative Updates

While a general property tax increase was not approved in 2025, several property-related changes were enacted that homeowners should know about:

• Conservation District Assessments: A separate bill, Substitute House Bill 1488, was passed to raise the maximum per-parcel special assessment for conservation districts to $25, up from previous rates of $5 to $15.
• School District Levies: ESHB 2049, while not uncapping the general property tax, did increase the maximum amount of money local school districts can collect per pupil through voter-approved enrichment levies, with inflation adjustments and an initial $500 inflation enhancement for the 2026 tax year.
• Tax Relief Eligibility: Engrossed House Bill 1106 reduced the disability rating requirement for disabled veterans to be eligible for property tax relief, making the program accessible to those with a combined service-connected evaluation rating of 40% or higher, effective for taxes due in 2027. 

The current effective property tax rate on owner-occupied housing value in Washington is approximately 0.75%. Washington currently ranks as the #5 state in the nation for property taxes in terms of median annual cost.

2025 Property Tax Payment Deadlines

The first installment of 2025 property taxes is due by Tuesday, April 30, 2025, with tax statements mailed starting February 20, 2025.

Payment Schedule

First Installment: Due April 30, 2025
Second Installment: Due October 31, 2025

You can pay the full year in April or split it into two installments.

Late Payment Penalties

Miss the deadline? Penalties add up fast:

• Interest: Accrues monthly on unpaid balances
• Penalties: Additional charges for late payment
• Foreclosure risk: Severely delinquent taxes can lead to property foreclosure

All mailed payments must be postmarked by April 30, 2025, to avoid penalty and interest charges.

Payment Options

Clark County offers multiple convenient payment methods:

Online Payment (Preferred):

• Visit clark.wa.gov/treasurer
• Free using checking or savings account
• Debit card: $3.95 fee
• Credit card: 2.39% fee

By Phone:

• Call 1-833-440-8685
• Speak with a payment representative

By Mail:

• Clark County Treasurer
• PO Box 35150
• Seattle, WA 98124-5150
• Must be postmarked by due date

In Person:

• Clark County Public Service Center
• 1300 Franklin Street, Vancouver, WA
• 2nd Floor, Treasurer's Office

Electronic Statements: Sign up at paydici.com/clark-county-wa to receive electronic statements and manage your tax account online.

Property Taxes & Your Mortgage

Property taxes are not automatically included in a Clark County mortgage, but they can be paid out of an escrow account set up during a home purchase's closing period.

Escrow Accounts Explained

When you get a mortgage in Vancouver, WA, your lender typically sets up an escrow account (also called an impound account) to collect money for property taxes and homeowners insurance.

How it works:

1. Your lender estimates your annual property tax bill
2. They divide it by 12 months
3. You pay 1/12 of your annual taxes with each mortgage payment
4. The lender pays your tax bill directly to Clark County when due

Example: If your annual Vancouver property taxes are $6,000, you pay an extra $500/month with your mortgage payment, and your lender handles the rest.

Important Escrow Notes

• The homeowner is still responsible for ensuring property taxes are paid on time, even with an escrow account
• If your lender fails to pay, you're still liable for penalties and interest
• When you pay off your mortgage, you become responsible for paying property taxes directly
• Residents who do not receive their statement in the coming days, or have questions regarding their bill, are encouraged to visit the Treasurer's website

First-time homebuyers: If you recently paid off your mortgage and didn't receive a property tax statement, contact the Clark County Treasurer immediately at (564) 397-2252.

Property Tax Exemptions & Relief Programs

Here's where you can save serious money: Clark County offers several property tax relief programs that thousands of eligible residents aren't using. For more details on exemptions, deferrals, and homeowner tax relief, check out the DOR Homeowner’s Guide to Property Tax.

Senior & Disabled Persons Exemption

This is the big one. As many as 25,000 Clark County residents qualify for the property tax exemptions, but only about 9,000 are currently enrolled in the program.

Who qualifies:

• Age 61 or older, OR
• Disabled (receiving federal disability benefits)
• Own your home and use it as your primary residence
• Live in the home at least 6 months per year
• Meet income requirements ($62,000 annual income cap for 2025, but deductions apply)

How much you can save:

The program provides tax relief by:

• Freezing home and land values to reduce taxable value
• Exempting voter-approved levies (depending on income level)
• Exempting a portion of state school taxes

Savings typically range from $1,000 to $3,000+ annually.

How to apply:

Visit the Clark County Property Tax Exemption Program or:

• Call: (564) 397-2391
• Email: taxreduction@clark.wa.gov
• Visit: Clark County Public Service Center, 1300 Franklin Street, 2nd Floor

Important: People who didn't qualify five years ago come in and qualify today due to increased income caps and expanded deductions.

No payback required: Unlike deferrals, exemptions don't create liens on your property or require repayment.

Property Tax Deferral Program

For homeowners age 60+ who don't qualify for the exemption (higher income), Washington State offers a property tax deferral program through the Department of Revenue.

How it works:

• The state pays your property taxes
• Interest accrues at 3% annually
• The debt is repaid when you sell the home or pass away
• A lien is placed on your property

This helps seniors stay in their homes even with rising property taxes, but does create a debt that must be repaid eventually.

Other Exemptions

Destroyed Property (RCW 84.70.010): If your property is destroyed by fire, natural disaster, or other causes, you can apply for a reduction in assessed value for that year.

Head of Family Exemption (Business Property): For sole proprietors meeting specific "head of family" definitions.

Church/Non-Profit Exemptions: Qualifying religious and non-profit properties may be exempt.

For full details, visit clark.wa.gov/assessor/property-tax-relief-programs.

How to Appeal Your Property Tax Assessment

Homeowners have the legal right to appeal their Clark County property value to the Board of Equalization if they believe their assessment value is incorrect.

When to Consider an Appeal

Appeal if you believe your assessed value is too high because:

• Recent comparable sales show lower values
• Your home has significant defects the Assessor missed
• The Assessor's data is incorrect (wrong square footage, features, etc.)
• Your home hasn't been physically inspected in years

The Appeal Process

1. Review your valuation notice (mailed May-December)

2. File an appeal by deadline:

• Property tax appeal deadline is July 1st or 30-60 days after the notice is issued

3. Submit your appeal to:

• Clark County Board of Equalization
• clark.wa.gov/assessor
• Call: (564) 397-2391

4. Gather evidence:

• Recent comparable home sales in your neighborhood
• Photos of property condition issues
• Professional appraisal (optional but helpful)
• Repair estimates for major defects

5. Attend hearing:

• Present your case to the Board
• The Assessor presents their case
• Board makes a decision

Success rates: More than 50 percent of homeowners who have challenged their assessment win their appeals in Clark County.

Cost: There is no filing fee for property tax appeals in Clark County.

Professional help: Companies like Ownwell specialize in property tax appeals and work on contingency (they only get paid if they save you money). Learn more at ownwell.com.

Where Your Property Tax Money Goes

Ever wonder what you're actually paying for? Here's where your Vancouver, WA property tax dollars go:

Major Recipients

🏫 Public Schools (40-50%) - Evergreen, Vancouver, Camas, Battle Ground, Ridgefield school districts
👮 Public Safety (15-20%) - Police, fire protection, emergency services
🚗 Roads & Infrastructure (10-15%) - Road maintenance, traffic signals, public works
📚 Libraries (3-5%) - Fort Vancouver Regional Library system
🏞️ Parks & Recreation (3-5%) - Parks, trails, community centers
🏛️ County Services (remaining) - Courts, health services, planning, administration

According to the Clark County Treasurer, property taxes are distributed among various taxing districts based on their approved levies.

Voted vs. Non-Voted Levies

Non-voted "regular" levies:

• General operations of government
• Subject to 1% constitutional limit
• Can only grow 1% annually (or inflation, whichever is lower)

Voter-approved levies:

• School bonds for new buildings
• Levy "lifts" for additional operating funds
• Special projects (parks, libraries, emergency services)
• No constitutional limit—if voters approve it, it's added to your bill

This is why your property tax bill can increase even with the 1% budget cap—voter-approved bonds and levies are exempt from that limit.

Comparing Vancouver, WA to Nearby Areas

One of the most common questions I get from buyers relocating to Southwest Washington: "How do Vancouver property taxes compare to Portland or other cities?"

Vancouver vs. Portland Property Taxes

This gets complicated because Oregon and Washington have completely different tax systems:

Washington (Vancouver, WA):

• No state income tax ✓
• Property tax: ~0.93% effective rate
• Sales tax: 8.7% (state + local)

Oregon (Portland):

• State income tax: 9.9% top rate ✗
• Property tax: ~1.1-1.3% effective rate (varies by county)
• No sales tax ✓

Bottom line for homeowners: Many people choose to live in Vancouver, WA and shop in Portland, OR to avoid both income tax and sales tax on major purchases. This is one reason Vancouver's population has grown 20%+ over the past decade.

Comparison Within Clark County

Property tax bills for a $500,000 home (approximate 2025 rates):

• Vancouver, WA: $4,650/year
• Camas, WA: $5,000/year
• Battle Ground, WA: $3,850/year
• Ridgefield, WA: $4,250/year

Differences are due to varying school levies, fire districts, and city services.

Property Taxes & Home Buying in Vancouver, WA

As a Realtor helping buyers navigate the Vancouver market, here's what I always emphasize about property taxes:

Factor Them Into Your Budget

Don't just focus on the mortgage payment. Your total monthly housing cost includes:

• Principal & Interest (mortgage payment)
• Property Taxes (typically $300-600/month in Vancouver)
• Homeowners Insurance ($100-200/month)
• HOA Fees (if applicable)
• Utilities

Use this mortgage calculator that includes taxes and insurance for accurate monthly payment estimates.

Ask About Tax History

When viewing homes, always ask:

• What was last year's property tax bill?
• Are there any pending special assessments?
• What tax code area is the property in?
• Have there been recent voter-approved levies?

New Construction Considerations

Warning: New construction homes are often assessed based on land value only for the first year. Your tax bill will increase significantly once the home is fully assessed.

Example: You buy a new $600,000 home on land assessed at $150,000. Year 1 taxes might be based on $150,000, but Year 2 will be based on the full $600,000 value.

Consider Long-Term Affordability

Property taxes typically increase 1-3% annually. If you're stretching your budget to afford a home, factor in future tax increases over a 5-10 year period.

Frequently Asked Questions: Vancouver WA Property Taxes

How much are property taxes in Vancouver, WA?

The median effective property tax rate in Vancouver, Washington is 0.93% of assessed home value. For a $500,000 home, you can expect to pay approximately $4,650 annually in property taxes, or about $387.50 per month. Actual rates vary by specific location within Clark County based on your tax code area, school district, and local levies.

When are property taxes due in Clark County?

Clark County property taxes are due in two installments: First installment due April 30th, and second installment due October 31st. You can pay the full year amount in April or split payments between the two due dates. Payments must be postmarked by the due date to avoid penalties and interest charges.

How do I pay my Vancouver, WA property taxes?

Pay property taxes online at clark.wa.gov/treasurer (free with checking/savings account), by phone at 1-833-440-8685, by mail to Clark County Treasurer PO Box 35150 Seattle WA 98124-5150, or in person at the Clark County Public Service Center at 1300 Franklin Street, Vancouver. Electronic statements are available through the PayDICi portal.

Can I appeal my Clark County property tax assessment?

Yes. Homeowners can appeal their Clark County assessment to the Board of Equalization if they believe the assessed value is incorrect. File your appeal by July 1st or 30-60 days after receiving your valuation notice. There is no filing fee, and more than 50% of appellants win their cases in Clark County. Contact the Assessor's office at (564) 397-2391 or visit clark.wa.gov/assessor.

What property tax exemptions are available in Vancouver, WA?

Clark County offers a Senior & Disabled Persons Property Tax Exemption for homeowners age 61+ or disabled with limited income (under $62,000 annually with deductions). The program can save $1,000-$3,000+ annually by freezing assessed values and exempting certain levies. Apply at clark.wa.gov/assessor or call (564) 397-2391. Up to 25,000 Clark County residents qualify but aren't currently enrolled.

Are Vancouver WA property taxes included in my mortgage payment?

Property taxes are typically included in your mortgage payment through an escrow account, where your lender collects 1/12 of your annual tax bill each month and pays Clark County on your behalf. However, you remain ultimately responsible for ensuring taxes are paid on time. If you pay off your mortgage or don't have an escrow account, you must pay property taxes directly to the Clark County Treasurer.

Why did my Vancouver property taxes increase if my assessed value went up less than 1%?

Property tax increases in Clark County are driven by taxing district budget decisions, not individual property value changes. Your taxes may increase due to: voter-approved school bonds or levies (no growth cap), new special assessments, changes in how total assessed value is distributed across properties, or new construction in your tax district. Individual property value increases don't directly cause tax increases under Washington's budget-based system.

Final Thoughts: Property Taxes Are Part of the Vancouver, WA Package

After helping 105 families buy and sell homes in Vancouver and Clark County, here's what I always tell buyers: property taxes aren't just a cost—they're an investment in the community you're joining.

Yes, Clark County property taxes are significant. A $500,000 home comes with a roughly $4,650 annual tax bill. That's $387.50 per month on top of your mortgage payment.

But here's what that money funds:

• Award-winning schools in districts like Camas, Ridgefield, and Battle Ground
• Well-maintained roads and infrastructure
• Excellent fire and emergency services
• Beautiful parks and trails throughout Clark County
• The Fort Vancouver Regional Library system
• The services that make Vancouver, WA one of the fastest-growing cities in Washington

Are Vancouver property taxes lower than Portland? Slightly—but when you factor in Oregon's 9.9% income tax, most people find living in Vancouver, WA is more affordable overall.

The key is understanding:

1. How they're calculated (assessed value × levy rate)
2. When they're due (April 30 & October 31)
3. How to reduce them (exemptions, appeals)
4. What you're paying for (schools, services, infrastructure)

Whether you're buying your first home in Salmon Creek, upgrading to a larger house in East Vancouver, or downsizing to a Waterfront condo, property taxes are part of your financial picture. Budget for them accurately, explore exemptions if you qualify, and remember—they're the price of admission to one of the best places to live in the Pacific Northwest.

Need help navigating the Vancouver real estate market? As a Realtor who understands not just home prices but the complete cost of homeownership—including property taxes, HOA fees, and ongoing maintenance—I'm here to help you make informed decisions.

Let's find you a home in Vancouver, WA where the total monthly cost (not just the purchase price) fits your budget and lifestyle.

Sign up for my monthly newsletter to receive expert advice, important local updates, and insider knowledge on the best ways to thrive in this unique region. Whether you're buying, selling, or simply curious about life in the Pacific Northwest, I've got you covered.

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Related Resources:

• Moving to Vancouver, Washington: Complete 2025 Guide
• Best Neighborhoods in Clark County for Families
• Cost of Living in Vancouver, WA vs. Portland, OR
• First-Time Homebuyer Guide: Vancouver WA Edition
• Understanding HOA Fees in Vancouver Washington
• Battle Ground vs. Ridgefield vs. Camas: Where Should You Buy?

Cassandra Marks (Realtor Cas)
REALTOR® · REAL Broker · Licensed in WA & OR
⭐ 5.0 Rating | 48 Google Reviews | 109 Homes Sold | $58.8M in Sales

Written by Cassandra Marks, known as Realtor Cas, is a top-rated real estate agent helping families and retirees relocate to Vancouver, WA, and Portland, OR. With over a decade of industry experience and a reputation for tough-but-kind negotiation, she makes moving organized, confident, and even fun.

📞 Contact Cassandra