Ventura County Property Tax Appeal — California

Rob Hartley·Updated February 25, 2026

Ventura County is located in Southern California between Los Angeles and Santa Barbara counties, with Ventura as the county seat. With a 2020 census population of approximately 843,843, the county is the 11th most populous in California and includes ten incorporated cities: Oxnard (the largest city), Thousand Oaks, Simi Valley, Camarillo, Ventura, Moorpark, Santa Paula, Fillmore, Port Hueneme, and Ojai. Property tax appeals are particularly important in Ventura County due to its high median home values and corresponding tax burden. The median home value in Ventura County is approximately $568,700, significantly higher than the California state median of $384,200 and the national median. Homeowners face an effective property tax rate of 0.59% to 1.13% depending on the source and methodology, resulting in a median annual property tax bill of $3,372 to $5,207, which is substantially higher than the national median of $2,400.

Notable cities: Oxnard, Thousand Oaks, Simi Valley, Ventura, Camarillo, Moorpark, Santa Paula

Median Home

$568,700

Tax Rate

0.59% to 1.13%

Annual Tax

$3,372

Population

843,843 (2020 Census)

2026 Appeal Deadline: July 2, 2025 through September 15, 2025 for Regular Assessment (value as of January 1, 2025); 60 days from notice mailing date for Supplemental/Roll Change/Escape assessments; 6 months from notice date for Calamity Reassessments

The regular assessment appeal filing period for 2025 assessments (lien date January 1, 2025) runs from July 2, 2025 through September 15, 2025. Applications mailed on September 15 must be postmarked that day. Applications filed electronically at venturacounty.gov/oaa are considered timely if submitted by 11:59 p.m. on September 15, 2025. For supplemental assessments, roll changes, and escape assessments, you have 60 days from the mailing date printed on the notice. Calamity reassessments must be appealed within 6 months of the notice date.

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

How Ventura County Assesses Property

100%of market value

Assessed by: Ventura County Assessor's Office

Assessment cycle: annual

Notices typically mailed: By August 1 annually

California uses Proposition 13 to calculate assessed values, which establishes a base year value at the time of purchase and limits annual increases to a maximum of 2% until the property is sold or new construction is completed. In Ventura County, properties are assessed at 100% of their factored base year value, meaning the assessed value equals your acquisition cost plus up to 2% annual adjustments. For example, if your home's market value is $568,700 at purchase, your initial assessed value would be $568,700. At Ventura County's effective rate of 0.59%, this would result in approximately $3,355 in annual property taxes. However, if market values decline significantly below your base year value, Proposition 8 allows a temporary reduction to reflect current market value.

The Appeal Process

Appeals are heard by the Assessment Appeals Board. Hearings are conducted before either a three-member Assessment Appeals Board or a Hearing Officer appointed by the Board of Supervisors. Both you and the Assessor's Office representative will present evidence supporting your respective opinions of value. The hearing is recorded, and the Board or Officer will make a determination based solely on the evidence presented.

Step 1: Before filing a formal appeal, contact the Assessor's Office at (805) 654-2181 to discuss your assessment. The Assessor may informally review your property value and potentially resolve your concerns without a formal appeal.

Step 2: If you still disagree after informal review, obtain and complete the Assessment Appeal Application (Form BOE-305-AH). You will need your Assessor's Parcel Number (APN) and the assessed property value from your notice. File within the appropriate deadline: July 2-September 15 for regular assessments, or 60 days from notice for supplemental assessments.

Step 3: Submit your application online at venturacounty.gov/oaa (recommended), by mail (must be postmarked by deadline), or in person at the Clerk of the Board office (4th Floor, 800 S. Victoria Avenue, Ventura, by 5:00 p.m. on deadline). Filing does NOT excuse you from paying taxes on time to avoid penalties.

Step 4: The Clerk of the Assessment Appeals Board will send you a hearing notice at least 45 days before your scheduled hearing. You must confirm your attendance at least 30 days prior to the hearing date either online or by returning the Hearing Date Confirmation Notice.

Step 5: Prepare evidence supporting your opinion of value, including comparable sales data, photos, repair estimates, appraisals, or other documentation. Attend your hearing before either a three-member Assessment Appeals Board or a Hearing Officer. Present your evidence and be prepared to answer questions.

Step 6: The Board or Hearing Officer will issue a written decision. If you disagree with the decision, you have 6 months to file a Claim for Refund with the County Board of Supervisors, then 6 months from denial to file in Superior Court.

Step 7: If successful, you will receive either a corrected tax bill or a refund. The California State Board of Equalization is available for further appeals on certain matters beyond the county level.

Required form: Assessment Appeal Application (Form BOE-305-AH)

Filing Methods

online:venturacounty.gov/oaa - Online Assessment Appeal submission system allows you to complete and submit applications electronically until 11:59 p.m. on the filing deadline

mail:Clerk of the Board, 800 S. Victoria Avenue, #1920, Ventura, CA 93009-1920 (must be postmarked by deadline)

in-person:4th Floor, Hall of Administration Building, 800 South Victoria Avenue, Ventura, CA 93009 (must be delivered by 5:00 p.m. on deadline)

Evidence to Bring

Comparable sales of similar properties in your areaProfessional appraisal reportPhotos showing property condition or defectsRepair estimates or documentation of needed repairsIncome and expense statements (for income-producing properties)Market data supporting your opinion of value

Ventura County Assessor Contact

Ventura County Assessor's Office

Phone: (805) 654-2181

Address: 800 S. Victoria Avenue, Ventura, CA 93009-1270

Website: https://assessor.venturacounty.gov

Online Portal: https://venturacounty.gov/oaa

Hours: Monday-Friday, 8:00 AM - 4:30 PM

Tax Exemptions in Ventura County

Homeowners' Exemption

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

Reduces the assessed value of an owner-occupied principal residence by $7,000

Eligibility: You must own and occupy the property as your principal place of residence on the lien date (January 1). A one-time filing is required with the Assessor. The exemption automatically renews each year unless your eligibility changes.Deadline: February 15 for full exemption in the current year; applications accepted anytime but late applications receive partial exemption

Disabled Veterans' Exemption - Basic

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

Provides a reduction in assessed value for veterans with 100% service-connected disability rating

Eligibility: Available to veterans rated 100% disabled due to service-connected injury or disease by the U.S. Department of Veterans Affairs, or their unmarried surviving spouse. Must be applied to the veteran's principal place of residence. Requires proof of disability rating and honorable discharge (DD-214).Deadline: February 15 for regular tax roll; one-time filing for basic exemption

Disabled Veterans' Exemption - Low Income

$271,009 reduction in assessed value (2026 amount, adjusted annually for inflation)

Provides an enhanced reduction for disabled veterans meeting household income limits

Eligibility: Same disability requirements as basic exemption, plus household income must be below $81,131 (2026 limit, adjusted annually). This exemption requires annual filing to verify continued income eligibility.Deadline: February 15 annually to confirm income eligibility

Official Resources

Ventura County Assessor Website →

Official website with property information, exemption applications, and assessment details.

Ventura County Assessment Appeals Board →

Complete information on filing appeals, deadlines, hearing procedures, and required forms.

Online Assessment Appeal Filing Portal →

Electronic filing system to submit property tax appeals online without printing or mailing documents.

California State Board of Equalization - Property Tax Information →

State-level property tax resources, publications, rules, and guidance on exemptions and appeals.

Check Your Ventura County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Ventura County for the 2025 assessment year?

For regular assessments (value as of January 1, 2025), the appeal filing period is July 2, 2025 through September 15, 2025. Applications must be postmarked by September 15 if mailed, or submitted online by 11:59 p.m. on September 15 at venturacounty.gov/oaa. If you receive a supplemental assessment notice due to new construction or change of ownership, you have 60 days from the mailing date printed on the notice to file your appeal. The annual assessment notices are typically mailed by August 1, so property owners should watch for these notices in late summer to determine if an appeal is warranted.

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

Ventura County offers a convenient online filing system at venturacounty.gov/oaa where you can complete and submit your Assessment Appeal Application electronically using your computer or smartphone. This is the most efficient method and requires no printing or mailing of documents. You'll need your property's Assessor's Parcel Number (APN) and the assessed value from your notice. Online applications are considered timely filed if submitted by 11:59 p.m. on the filing deadline. The system allows you to create an account, save your progress, upload supporting documents, and track the status of your appeal throughout the process.

What is the homestead exemption worth in Ventura County and how do I apply?

The California Homeowners' Exemption in Ventura County provides a $7,000 reduction in your property's assessed value, resulting in approximately $70 in annual property tax savings. To qualify, you must own and occupy the property as your principal place of residence. You only need to file once with the Ventura County Assessor's Office, and the exemption automatically renews each year unless your eligibility changes. New homeowners typically receive an application about three to four months after their deed is recorded. To receive the full exemption for the current year, file by February 15, though applications are accepted year-round with late applications receiving a partial exemption.

Do I still have to pay my property taxes if I file an appeal in Ventura County?

Yes, absolutely. Filing an Assessment Appeal Application does NOT excuse you from paying your property taxes when they become due. You must pay your taxes on time to avoid penalties and interest, even while your appeal is pending. If you are successful in your appeal and the Assessment Appeals Board reduces your assessed value, the county will either issue you a corrected tax bill with a lower amount or process a refund for any overpayment. This is an important requirement that catches many property owners off guard, but failure to pay while appealing can result in significant penalties that may exceed any potential savings from a successful appeal.

What evidence do I need to bring to my Ventura County property tax appeal hearing?

To have a successful appeal hearing before the Ventura County Assessment Appeals Board, you need strong evidence supporting your opinion of your property's fair market value as of January 1 of the assessment year. The most effective evidence includes recent comparable sales of similar properties in your neighborhood (preferably within the past 6-12 months), a professional appraisal report, photographs documenting property condition or defects, written repair estimates for needed work, and any market data demonstrating declining values. For income-producing properties, bring income and expense statements. The burden of proof is on you to overcome the presumption that the Assessor's valuation is correct, so thorough documentation is essential.

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

The potential savings from a successful property tax appeal in Ventura County depends on how much your assessed value is reduced. With an effective tax rate of approximately 0.59% to 1.13%, every $100,000 reduction in assessed value saves you between $590 and $1,130 annually in property taxes. For example, if the Assessment Appeals Board reduces your assessed value from $600,000 to $550,000 (a $50,000 reduction), you would save approximately $295 to $565 per year. Given that the median home value in Ventura County is $568,700, even a modest 10% reduction could result in annual savings of over $300, which compounds year after year until your property is reassessed.

What happens at my Assessment Appeals Board hearing in Ventura County?

Your appeal hearing will be conducted before either a three-member Assessment Appeals Board or a single Hearing Officer appointed by the Board of Supervisors. Hearings begin at 9:30 a.m., and you should arrive early to check in with the Clerk. Both you (the applicant) and a representative from the Assessor's Office will present evidence supporting your respective opinions of your property's fair market value. You'll each have the opportunity to question the other party's evidence. The hearing is recorded, and the Board or Officer will base their decision solely on the evidence presented during the hearing. You must appear at your scheduled hearing or your appeal will be denied for lack of appearance, so attendance is mandatory unless you've properly requested a postponement at least 21 days in advance.

Can I appeal my Ventura County property tax assessment if my home value has declined?

Yes, this is called a Proposition 8 decline-in-value appeal and is one of the most common reasons for filing an assessment appeal in Ventura County. Under California's Proposition 13, your assessed value is typically your purchase price plus up to 2% annual increases, but Proposition 8 allows temporary reductions when the current market value drops below your Proposition 13 base year value. If you believe your property's market value as of January 1 is less than your assessed value shown on your notice, you can file an appeal during the July 2 through September 15 filing period. You'll need to provide strong evidence such as recent comparable sales showing declining values in your area to support your claim.

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 →

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← All California property tax appeal info

Sources: https://venturacounty.gov/county-executive-office/clerk-of-the-board/assessment-appeals/ | https://assessor.venturacounty.gov | https://www.tax-rates.org/california/ventura_county_property_tax | https://www.ownwell.com/trends/california/ventura-county | https://boe.ca.gov/proptaxes/ | https://en.wikipedia.org/wiki/Ventura_County,_California

Last verified: 2026-02-25