AppealDesk

Los Angeles County Property Tax Appeal, California

Travis BunnTravis Bunn·Updated July 22, 2026

Watch: How to appeal your property taxes in Los Angeles County

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 with approximately 10 million residents. The county seat is Los Angeles, and major population centers include Long Beach, Glendale, Santa Monica, Pasadena, and Beverly Hills. With a median home value of $783,300 and an effective property tax rate of 0.69%, Los Angeles County homeowners pay a median annual property tax bill of $5,438, which is significantly above the national median of $2,400. Property tax appeals are particularly important here as property values are substantially 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

$783,300

Tax Rate

0.69%

Annual Tax

$5,438

Population

10,000,000

On the typical Los Angeles County home, valued near $783,300 at the county’s effective tax rate of 0.69%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: July 2 through November 30, 2026

That is at most 114 days away. Your exact date is on your assessment notice, so do not wait on it.

For regular assessments valued as of January 1, appeals must be filed between July 2 and November 30. For supplemental, adjusted, or escape assessments, you have 60 days from the mailing date printed on the Notice of Assessed Value Change. A $46 non-refundable filing fee applies to all formal appeals filed with the Assessment Appeals Board.

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California residential street with palm trees at sunset. Los Angeles County 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: February-March

In California, properties are assessed at 100% of their market value as of January 1st each year, the lien date. For example, if your home's market value is $783,300 (the Los Angeles County median), at California's 100% assessment ratio your assessed value would be $783,300, resulting in approximately $5,404 in annual taxes at the county's effective rate of 0.69%. However, under Proposition 13, your assessed value is actually based on your purchase price (base year value) plus annual increases of up to 2%, so long-term homeowners typically pay taxes on a lower assessed value than current market value.

The Appeal Process

Appeals are heard by the Assessment Appeals Board. Residential cases under $3 million assessed value are typically heard by a single Hearing Officer, while larger or commercial cases go before a three-member Assessment Appeals Board. All hearings are currently conducted virtually, and you'll present your evidence showing the property's market value as of January 1 is less than the assessed value.

1

Step 1: Request an informal review with the Los Angeles County Assessor's Office between July 2 and November 30 (optional but recommended). This is a free review where an Assessor staff member evaluates your evidence, and your value can be reduced but never increased.

2

Step 2: Simultaneously or alternatively, file a formal appeal by completing Form AAB-100 (Assessment Appeal Application) with the Assessment Appeals Board. Include the $46 filing fee (or request a fee waiver if applicable). File online at lacaab.lacounty.gov, by mail, or in-person by November 30.

3

Step 3: Gather strong evidence including 3-5 comparable sales from your neighborhood that closed near January 1st (within 90 days after the lien date), recent professional appraisals, photographs documenting property condition issues, and contractor estimates for needed repairs.

4

Step 4: Attend your hearing before either a Hearing Officer (for residential properties under $3 million assessed value) or a three-member Assessment Appeals Board. Present your evidence showing your property's market value as of January 1 is lower than the assessed value. Hearings are currently conducted virtually via Webex.

5

Step 5: Receive the board's decision, typically within 30 days. If successful, your assessed value will be reduced and you'll receive a refund or credit for overpaid taxes. If unsatisfied with the outcome, you can appeal to the California State Board of Equalization or file a lawsuit in Superior Court.

Required form: Assessment Appeal Application (Form AAB-100)

Filing Methods

online:File through the Los Angeles County Assessment Appeals Board online portal at https://lacaab.lacounty.gov/
mail:Mail completed Form AAB-100 to: LA County Clerk of the Board, Assessment Appeals, 500 W Temple Street, Room B4, Los Angeles, CA 90012
in-person:Submit at Kenneth Hahn Hall of Administration, 500 W Temple Street, Room B4, Los Angeles, CA 90012

Evidence to Bring

Comparable sales from your area that closed near January 1st (within 90 days)Professional appraisal reportPhotographs documenting property condition or damageContractor estimates for repairsDocumentation of external factors affecting value

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://portal.assessor.lacounty.gov/

Hours: Monday through Friday, 8:00 AM to 5:00 PM

Tax Exemptions in Los Angeles County

Homeowners' Exemption

$7,000 reduction in assessed value (approximately $70 annual tax savings)

A statutory tax provision that reduces the taxable value on a homeowner's primary residence

Eligibility: Must own and occupy the home as your principal place of residence as of January 1. Only one property per owner qualifies.Deadline: February 15 for new homeowners; once filed, the exemption automatically renews annually until ownership changes

Disabled Veterans' Exemption - Basic

$180,671 reduction in assessed value (2026 amount, adjusted annually for inflation)

Property tax exemption for veterans with 100% service-connected disability rating or compensation at 100% rate due to unemployability

Eligibility: Veterans rated 100% disabled due to service-connected injury or disease, veterans blind in both eyes, or veterans who lost use of two or more limbs. Must be applied to principal residence. Unmarried surviving spouses also qualify.Deadline: File Form BOE-261-G with the Assessor by January 1 or within 90 days of qualification for full first-year benefit

Disabled Veterans' Exemption - Low Income

$271,009 reduction in assessed value (2026 amount)

Enhanced exemption for 100% disabled veterans with household income below the threshold

Eligibility: Same disability requirements as Basic exemption, plus total household income must be below $81,131 annually. Requires annual income recertification by February 15.Deadline: Initial filing by January 1 or within 90 days of qualification; annual recertification required by February 15

Veterans' Exemption

$4,000 exemption

Limited exemption for veterans with minimal property holdings

Eligibility: Honorably discharged veterans or current service members who own property valued at no more than $5,000 ($10,000 for married couples). Most homeowners do not qualify due to property value limits.Deadline: Contact the Assessor's office for filing deadlines

Los Angeles County Appeal Statistics

Avg Reduction

$1,845

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Los Angeles County for 2026?
The deadline to file a property tax appeal in Los Angeles County is November 30, 2026 for regular assessments (valued as of January 1, 2026). The appeal filing window opens July 2 and runs through November 30. For supplemental assessments resulting from a purchase or new construction, you have 60 days from the mailing date printed on your Notice of Assessed Value Change. Missing the November 30 deadline means you generally must wait until next year to appeal, so it's critical to file on time or request both an informal review and formal appeal simultaneously.
How much does it cost to file a property tax appeal in Los Angeles County?
Filing a formal property tax appeal with the Los Angeles County Assessment Appeals Board costs $46 per application. This non-refundable filing fee was established in August 2021 and became effective October 1, 2021. If paying the fee would cause undue financial hardship, you may request a fee waiver by submitting a waiver form along with your appeal application. The informal review process with the Assessor's Office is completely free and does not require any filing fee, making it an attractive first option for homeowners.
What is the homestead exemption worth in Los Angeles County?
The Homeowners' Exemption in Los Angeles County reduces your property's assessed value by $7,000, resulting in approximately $70 in annual property tax savings at the county's typical 1% base tax rate. To qualify, you must own and occupy the home as your principal place of residence as of January 1st each year. You only need to apply once, and the exemption automatically renews each year until there's a change in ownership. About 435,000 Los Angeles County homeowners fail to claim this exemption annually, missing out on cumulative savings of over $30 million countywide.
How do I file a property tax appeal online in Los Angeles County?
To file your property tax appeal online in Los Angeles County, visit https://lacaab.lacounty.gov/ and click on 'Applicant Login' to access the Assessment Appeals Board online portal. You'll need to create an account or log in, then complete the electronic version of Form AAB-100 (Assessment Appeal Application). Be prepared to pay the $46 filing fee online via credit card or request a fee waiver. You can upload supporting documents like comparable sales data, photos, and appraisals directly through the portal. Online filing is available 24/7 during the July 2 through November 30 filing period.
What evidence do I need to win my property tax appeal in Los Angeles County?
Successful property tax appeals in Los Angeles County require solid evidence showing your home's market value as of January 1st is lower than your assessed value. The most persuasive evidence includes 3-5 comparable home sales in your neighborhood that closed near January 1st and match your property's characteristics (comparable sales must close within 90 days after the January 1 lien date per state law). Professional appraisals, photographs documenting property condition issues, contractor estimates for needed repairs, and documentation of external factors negatively affecting your property's value are all strong supporting evidence. Present your evidence in a clear, organized manner with a summary of adjustments and your supported opinion of value.
Can my property taxes increase if I file an appeal in Los Angeles County?
No, your property taxes cannot increase as a result of filing an appeal in Los Angeles County. This is explicitly stated in county materials and California law, your assessed value will either go down or stay the same through the appeal process. The Assessment Appeals Board can only reduce or maintain your current assessed value; they have no authority to raise it based on your appeal. This no-risk feature means Los Angeles County homeowners can appeal with confidence, knowing the worst outcome is that their assessment stays unchanged while a successful appeal results in immediate tax savings and refunds for overpayments.
What happens at an Assessment Appeals Board hearing in Los Angeles County?
At an Assessment Appeals Board hearing in Los Angeles County, you'll present evidence to either a single Hearing Officer (for residential properties valued under $3 million) or a three-member board panel. Currently, all hearings are conducted virtually via Webex. You'll have an opportunity to present your comparable sales, appraisals, photos, and other evidence showing your property's true market value as of January 1st. The Assessor's representative will also present their evidence supporting the current assessed value. Both sides can ask questions and respond to evidence. The hearing is quasi-judicial but less formal than court, and most last 15-30 minutes. You'll typically receive a written decision within 30 days explaining whether your assessed value will be reduced.
How much can I save by appealing my property taxes in Los Angeles County?
The amount you can save by appealing your property taxes in Los Angeles County depends on how much your property is overassessed and your tax rate. On average, successful appeals in Los Angeles County result in $1,845 in annual tax savings according to recent data. For example, if your home is assessed at $800,000 but comparable sales show a market value of $750,000, a successful appeal reducing your assessed value by $50,000 would save you approximately $500 annually at the county's 1% base rate (plus additional savings on voter-approved bonds and assessments). Given Los Angeles County's high property values, even a 5-10% assessment reduction can translate to $1,000-$3,000 or more in annual savings that continues year after year until your next reassessment.

Official Resources

Los Angeles County Assessor Official Website →

Access property information, apply for exemptions, and learn about assessment procedures directly from the county Assessor's office.

Los Angeles County Assessment Appeals Board Online Portal →

File your property tax appeal online, check case status, and access appeal forms and resources through the official Assessment Appeals Board portal.

California State Board of Equalization - Property Tax Information →

State-level guidance on California property tax laws, exemptions, appeals processes, and taxpayer rights from the state's authority on property taxation.

Los Angeles County Property Tax Portal →

Comprehensive property tax information including payment options, contact information for county departments, and frequently asked questions about the tax process.

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)Imperial County (El Centro)
← All California property tax appeal info

Sources: https://assessor.lacounty.gov/ | https://lacaab.lacounty.gov/ | https://www.overassessed.co/learn/los-angeles-property-tax-deadlines | https://propertytaxrates.org/counties/california/los-angeles-county/ | https://bos.lacounty.gov/services/assessment-appeals/ | https://www.boe.ca.gov/proptaxes/exempt.htm

Last verified: 2026-07-22