Los Angeles County Property Tax Appeal — California

Rob Hartley·Updated February 15, 2026

Los Angeles County is the most populous county in both California and the entire United States, serving as the economic and cultural hub of Southern California. The county seat is Los Angeles, and the county encompasses major population centers including Long Beach, Glendale, Santa Monica, Pasadena, and Beverly Hills. With a median Los Angeles County homeowner paying $5,856 annually in property taxes, which is equal to 0.68% of the median home value there ($866,500), property tax appeals are particularly important here as property values are significantly above both state and national averages, making even small percentage reductions valuable for homeowners.

Notable cities: Los Angeles, Long Beach, Glendale, Santa Monica, Pasadena, Beverly Hills

Median Home

$866,500

Tax Rate

0.68%

Annual Tax

$5,856

Population

10 million

2026 Appeal Deadline: November 30

Filing dates are July 2 to November 30*, of each year for all real and personal property assessments. If the final filing date falls on a Saturday, Sunday, or a legal holiday, an application that is mailed and postmarked on the next business day shall be deemed to have been filed timely. For supplemental assessments, Filing dates are within 60 days of the mailing date printed on the Supplemental notice or tax bill, or the postmark date of the notice or tax bill, whichever is later.

Property in Los Angeles County, California — local tax assessment and appeal guide

How Los Angeles County Assesses Property

100%of market value

Assessed by: Los Angeles County Office of the Assessor

Assessment cycle: annual

Notices typically mailed: April-May

In California, properties are assessed at 100% of their market value. The median property tax in Los Angeles County, California is $2,989 per year for a home worth the median value of $508,800. Los Angeles County collects, on average, 0.59% of a property's assessed fair market value as property tax. For example, if your home's market value is $866,500 (the county median), at California's 100% assessment ratio your assessed value would be $866,500, resulting in approximately $5,892 in annual taxes at the county's effective rate of 0.68%.

The Appeal Process

Appeals are heard by the Assessment Appeals Board. The Assessment Appeals Boards and individual Assessment Hearing Officers conduct hearings on property assessment disputes between taxpayers and the County Assessor in order to establish the assessed value of real and personal property on the County property tax roll. Acting in a quasi-judicial capacity, and acting on the basis of relevant evidence submitted at these hearings and on the laws pertaining thereto, it is the Appeals Boards' mission to make fair and impartial decisions regarding these disputes.

Step 1: Review your annual Notice of Assessment for accuracy and compare your assessed value to similar properties in your neighborhood

Step 2: Complete the Assessment Appeal Application and pay the $46 non-refundable filing fee required as of October 1, 2021

Step 3: Submit your application online at https://lacaab.lacounty.gov/ or by mail before November 30 deadline

Step 4: Prepare evidence including recent sales data of comparable properties, recent appraisals, photographs, and documentation supporting your claim

Step 5: Attend your scheduled hearing before the Assessment Appeals Board where you'll present your case and evidence

Step 6: If unsatisfied with the Board's decision, you may appeal to the State Board of Equalization or pursue judicial review in court

Required form: Assessment Appeal Application

Filing Methods

online:https://lacaab.lacounty.gov/

mail:Mail completed application with $46 filing fee to Assessment Appeals Board

in-person:Submit at Assessment Appeals Board office

Evidence to Bring

Recent sales data of comparable propertiesProfessional appraisalsPhotographs of property conditionRepair estimatesEvidence of declining property values

Los Angeles County Assessor Contact

Los Angeles County Office of the Assessor

Phone: (213) 974-3211

Address: 500 W Temple Street, Room 225, Los Angeles, CA 90012

Website: https://assessor.lacounty.gov/

Online Portal: https://portalhttps://assessor.lacounty.gov/

Hours: Monday through Friday, 8:00am to 5:00pm

Tax Exemptions in Los Angeles County

Homeowners' Exemption

$7,000 reduction (approximately $70 annual savings)

The California Constitution provides a $7,000 reduction in the taxable value for a qualifying owner-occupied home

Eligibility: The home must have been the principal place of residence of the owner on the lien date, January 1stDeadline: A person filing for the first time on a property may file anytime after the property or claimant becomes eligible, but no later than February 15 to receive the full exemption for that year

Disabled Veterans' Exemption

$4,000 exemption for qualifying veterans

Property tax exemption for qualified disabled veterans

Eligibility: Veterans with service-connected disabilitiesDeadline: File anytime after becoming eligible

Senior Property Tax Postponement

Defers payment of property taxes

Allows eligible seniors to defer property tax payments

Eligibility: Seniors 62+ meeting income and equity requirementsDeadline: Applications accepted throughout the year

Proposition 13 Protection

Limits increases to 2% per year maximum

Limits annual property value assessment increases

Eligibility: All property owners automatically receive this protectionDeadline: Automatic - no application needed

Official Resources

Los Angeles County Assessor Website →

Official county assessor site with property information, exemption applications, and assessment resources

Los Angeles County Assessment Appeals Board →

File appeals online, check case status, and access hearing information

Los Angeles County Property Tax Portal →

Comprehensive property tax information including bill lookup and payment options

California State Board of Equalization →

State-level property tax resources and information on exemptions and relief programs

Los Angeles County Appeal Statistics

% Who Appeal

25%

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Los Angeles County?

Filing dates are July 2 to November 30*, of each year for all real and personal property assessments. For supplemental assessments, you have 60 days from the mailing date on your notice. On August 31, 2021, the Board of Supervisors approved an amendment to LA County Code Title 2 establishing a $46 non-refundable filing fee for assessment appeal applications. Effective October 1, 2021, the fee must be paid when submitting an application. Make sure to file before the deadline as late applications are not accepted.

How do I file a property tax appeal in Los Angeles County online?

You can file your appeal online through the Los Angeles County Assessment Appeals Board website at https://lacaab.lacounty.gov/. To file an Assessment Appeal Application online. Select the property tax bill and login to complete and submit the application. You'll need to create an account, complete the application form, upload supporting documents, and pay the $46 filing fee electronically. The online system allows you to track your case status and submit additional evidence throughout the process.

What is the homestead exemption worth in Los Angeles County?

In Los Angeles County, there are two types of homestead protections. The Homeowners' Exemption provides a $7,000 reduction in the taxable value for a qualifying owner-occupied home, saving approximately $70 annually on property taxes. Additionally, the median price in Los Angeles County, which is at $886,400, which qualifies for an exemption of $722,151 for bankruptcy protection purposes, protecting home equity from creditors up to this amount.

What happens at an Assessment Appeals Board hearing in Los Angeles County?

The Assessment Appeals Boards and individual Assessment Hearing Officers conduct hearings on property assessment disputes between taxpayers and the County Assessor in order to establish the assessed value of real and personal property on the County property tax roll. Acting in a quasi-judicial capacity, and acting on the basis of relevant evidence submitted at these hearings and on the laws pertaining thereto, it is the Appeals Boards' mission to make fair and impartial decisions regarding these disputes. You'll present your evidence, the assessor presents their position, and the board asks questions before making a decision.

How much can I save by appealing my property taxes in Los Angeles County?

Savings from a successful appeal depend on how much your assessment is reduced. The median Los Angeles County homeowner pays $5,856 annually in property taxes, which is equal to 0.68% of the median home value there ($866,500). For example, if your $866,500 home's assessment is reduced by 10% ($86,650), you would save approximately $589 annually at the 0.68% effective tax rate. Statistics show that about 25% of homes in America are unfairly overassessed, and pay an average of $1,346 too much in property taxes every year.

What evidence do I need for a Los Angeles County property tax appeal?

Successful appeals are backed by solid evidence. This could include recent sales data of comparable properties in your area, recent appraisals, photographs of your property, and any other documentation that supports your claim that the assessed value is too high. Focus on properties similar to yours that sold near January 1st of the tax year, as this is the valuation date. Professional appraisals, contractor estimates for needed repairs, and photos documenting property condition issues are particularly persuasive to the Assessment Appeals Board.

Can I appeal my property taxes if I missed the November 30 deadline in Los Angeles County?

If you missed the regular November 30 deadline for annual assessments, you generally cannot file an appeal for that year. However, you still have options for other types of assessments. Filing dates are within 60 days of the mailing date printed on the Supplemental notice or tax bill, or the postmark date of the notice or tax bill, whichever is later. Filing dates are within 60 days of the mailing date printed on the notice or adjusted/escape assessment tax bill, or the postmark date of the notice or tax bill, whichever is later. You can also prepare to file next year between July 2 and November 30.

What is the $46 filing fee for property tax appeals in Los Angeles County?

On August 31, 2021, the Board of Supervisors approved an amendment to LA County Code Title 2 establishing a $46 non-refundable filing fee for assessment appeal applications. Effective October 1, 2021, the fee must be paid when submitting an application. This fee is required whether you file online, by mail, or in person, and is non-refundable even if your appeal is unsuccessful. The fee helps fund the Assessment Appeals Board operations and is relatively modest compared to potential tax savings from a successful appeal.

For state-wide appeal information including California's assessment ratio and deadlines, see our California Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More California Counties

Alameda County (Oakland)Butte County (Chico)Contra Costa County (Martinez)El Dorado County (Placerville)Fresno County (Fresno)Kern County (Bakersfield)

← All California property tax appeal info

Sources: https://bos.lacounty.gov/services/assessment-appeals/ | https://assessor.lacounty.gov/ | https://smartasset.com/taxes/california-property-tax-calculator | https://www.ownwell.com/trends/california/los-angeles-county | https://lacaab.lacounty.gov/ | https://boe.ca.gov/proptaxes/homeowners_exemption.htm

Last verified: 2026-02-15