California property tax runs on a rule voters passed in 1978: Proposition 13. It ties your tax to what the property was worth when you bought it, not what it’s worth today, and it caps how fast that value can rise [1].
At a glance
- Base tax rate
- 1% of assessed value, plus voter-approved bond rates [1]
- Yearly increase in assessed value
- No more than 2% [1]
- When value resets
- On a sale (change in ownership) or finished new construction [1]
- Homeowners' exemption
- $7,000 off the taxable value of your main home [2]
- Late penalty
- 10% of the unpaid installment [1]
How Prop 13 sets your bill
Each year the county assessor values your property as of January 1, the lien date . For most homes, that value is last year’s value plus inflation, capped at 2% [1].
The tax rate starts at 1%. On top of that, your bill includes the rates needed to repay bonds that local voters approved, which is why two houses with the same value in different school districts can have different bills [1].
Because of the 2% cap, neighbors with similar homes can pay very different amounts. Someone who bought in 2005 may have an assessed value far below market, while someone who bought last year pays on close to today’s price [1].
Supplemental bills after you buy
When you buy a home or finish new construction, the assessor revalues it right away instead of waiting for the next January 1. You then get a supplemental bill for the difference, prorated for the rest of the fiscal year [1].
If the event happens between January 1 and May 31, you get two supplemental bills: one for the rest of the current fiscal year and one for the whole next year [1]. If the new value is lower, you get a refund instead.
The homeowners’ exemption
If you own and live in the home as your main residence on January 1, you can claim the homeowners’ exemption. It takes $7,000 off the home’s taxable value [2]. At the 1% base rate, that’s at least $70 a year.
- File once with your county assessor (form BOE-266). You don’t need to refile each year [2].
- Deadline: February 15 for the full exemption. File by December 10 to get 80% of it [1].
- Rentals and vacation homes don’t qualify [1].
2026-27 due dates and penalties
Regular (secured) property tax bills are mailed by November 1 and split into two equal installments [1].
| What | Date |
|---|---|
| Lien date (who owns it, at what value) | January 1, 2026 |
| Bills mailed by | November 1, 2026 |
| 1st installment due | November 1, 2026 |
| 1st installment late after | December 10, 2026 |
| 2nd installment due | February 1, 2027 |
| 2nd installment late after | April 10, 2027 (moves to Monday, April 12, 2027 in Los Angeles County because April 10 is a Saturday) |
| Item | Amount |
|---|---|
| Base rate (Prop 13) | 1% of assessed value |
| Cap on yearly increase in assessed value | 2% |
| Homeowners' exemption | $7,000 of assessed value |
| Penalty for paying an installment late | 10% |
| Extra cost on a late 2nd installment (Los Angeles County) | $10 |
| Redemption penalty once taxes are in default | 1.5% a month |
| Time to pay off defaulted taxes before a possible tax sale | 5 years |
If an installment is still unpaid when the notice of impending default says it’s due, the property becomes tax-defaulted. From then on, a 1.5% penalty is added each month. You have five years to pay everything owed; after that, the county can sell the property at auction [1].
If you think your value is wrong
You can appeal to your county’s assessment appeals board. For the regular yearly value, the filing window runs from July 2 to September 15 or November 30, depending on your county. Supplemental and escape assessments must be appealed within 60 days of the notice [1]. Talking to the assessor’s office first is often the quickest fix.
Sources
Common questions
When are California property taxes due for 2026-27?
The first installment is due November 1, 2026 and is late after December 10, 2026. The second is due February 1, 2027 and is late after April 10, 2027. In 2027, April 10 is a Saturday, so Los Angeles County has moved its deadline to Monday, April 12. Check your own county's notice.
How much can my assessed value go up each year in California?
Under Proposition 13, no more than 2% a year, as long as the property doesn't change hands and you don't finish new construction. A sale or new construction resets the value to market value.
How much does the homeowners' exemption save?
It takes $7,000 off the taxable value of the home you live in. At the 1% base rate that's at least $70 a year, a bit more where local voter-approved bond rates are added.