How California property tax payments work
California property taxes are billed twice a year by your county assessor's office, with payments due November 1 and February 1. You do not pay the state directly — you pay your county tax collector. The bill arrives in the mail and shows your property's assessed value, the tax rate for your area, and exactly how much you owe for each six-month period.
If you own your home outright, you receive the bill and pay it yourself. If you have a mortgage, your lender may handle the payments through an escrow account — money you contribute each month gets held and paid to the county on your behalf. Check your loan documents or ask your lender whether they are paying your taxes or whether you are responsible.
Key Takeaways
- California property taxes are billed by your county tax collector twice yearly, with payments due November 1 and February 1.
- You can pay by mail, online through your county's website, by phone, or in person at the tax collector's office.
- Payments made after the due date incur a 10 percent penalty plus interest, which accrues monthly until the bill is paid in full.
- If you miss a payment, your county may file a tax lien against your property, and your home can eventually be sold at a tax sale.
- Some homeowners may reduce their tax burden through Proposition 13 protections, senior exemptions, or disabled person exemptions.
Payment methods and where to send your money
Your county tax collector's office accepts payments through several channels. The most common are mail (send your check to the address on your bill), online payment through your county's website, phone payment using a credit or debit card, and in-person payment at the tax collector's office during business hours.
To find your county tax collector's website and payment portal, search "[your county name] tax collector" online. Most counties now offer online payment without a fee, though some charge a small processing fee if you use a credit card instead of a bank account transfer. If you pay by mail, mail your check early enough that it arrives by the due date — the postmark date does not count as payment.
Some counties also accept automatic bank draft payments, where the tax collector withdraws the amount directly from your checking account on or before the due date. This method eliminates the risk of a late payment and is worth setting up if your county offers it.
What happens if you pay late
A payment received after 5 p.m. on the due date is considered late. California law requires a 10 percent penalty on any unpaid amount, plus interest that accrues at 1.5 percent per month (18 percent annually). These charges compound — interest is calculated on the original tax plus the penalty, and then the next month's interest is calculated on that total.
If your payment is 30 days late, the county may file a notice of delinquency against your property. After five years of non-payment, your county can hold a tax sale and sell your home to recover the debt. Before that point, you have the right to pay the full amount owed plus penalties and interest to bring your account current.
If you are facing a hardship and cannot pay by the due date, contact your county tax collector's office directly. Some counties have payment plans or hardship programs, though these are not may provide and vary by location. The sooner you reach out, the more options you may have.
Understanding your property tax bill
Your bill shows several line items. The assessed value is what your county assessor determined your property is worth — this is typically lower than market value because of Proposition 13, a 1978 law that caps increases in assessed value. The tax rate is set by your county and any local districts (schools, fire, water) that serve your property. Multiply the assessed value by the tax rate to get your total tax.
Your bill may also list supplemental taxes if you recently bought the home or made major improvements. These are prorated amounts for the remainder of the fiscal year and are billed separately from your regular taxes. Supplemental bills do not follow the standard November and February schedule — they arrive on their own timeline and have their own due dates.
Escrow accounts and mortgage lender payments
If your lender pays your taxes through escrow, you will not receive a bill from the county. Instead, your lender receives it and pays from the escrow account you fund with your monthly mortgage payment. Your lender is required to send you an annual escrow statement showing what was paid and when.
Occasionally, a lender's escrow payment arrives late or is misdirected, and the county sends a delinquency notice to you even though your lender was supposed to pay. If this happens, contact your lender immediately with proof of the payment (check number, wire confirmation, or escrow statement). Your lender should resolve it with the county. You are not responsible for penalties caused by your lender's error, though you may need to document the issue.
If you pay off your mortgage, your lender will stop making escrow payments. You then become responsible for paying property taxes directly. Your county will send you a bill for the next billing period — do not assume the payments will continue automatically.
Tax reductions and exemptions you may may have access to for
California offers several ways to reduce your property tax burden. Homeowners over 65, disabled homeowners, and families with very low income may may have access to for exemptions that reduce the assessed value of their home. These are not automatic — you must file a claim with your county assessor's office, usually by a deadline in the spring.
Proposition 13 itself is the largest tax protection for most homeowners. It limits increases in assessed value to 2 percent per year, no matter how much your home's market value rises. Your assessed value resets to current market value only when you sell the property. This means long-term owners typically pay far less in property tax than newer owners in the same neighborhood.
If you believe your assessed value is too high, you can file a Proposition 8 appeal with your county assessor's office. This is a formal challenge to the assessment, and you will need to provide evidence — typically a recent appraisal or comparable sales data. The deadline to file is usually 30 days after you receive your bill, though some counties allow later filing.
Frequently Asked Questions
Can I pay my property taxes with a credit card?
Most California counties allow credit card payments through their online portal, though they typically charge a processing fee of 2 to 3 percent. Some counties also accept credit cards by phone. Check your county tax collector's website to see which payment methods are available and whether fees apply.
What if I disagree with my property tax bill?
You can file a Proposition 8 appeal with your county assessor's office to challenge the assessed value. The deadline is usually 30 days after you receive your bill. You will need to provide evidence that the assessment is incorrect, such as a recent appraisal or sales data for comparable properties in your area.
Do I have to pay property taxes if I am on a fixed income?
You may be able to defer your property taxes if you are over 61, blind, or disabled and have limited income. California's Property Tax Postponement Program allows you to delay payment, though the taxes still accrue and must eventually be paid. Contact your county assessor's office to learn about income limits and how to apply.
What happens if my lender paid my taxes late?
Contact your lender immediately with proof of payment. Your lender is responsible for ensuring timely payment, and you should not be charged penalties for their error. Ask your lender to provide documentation to the county and request that penalties be waived. If the lender does not resolve it, file a complaint with the California Department of Financial Protection and Innovation.
Can I set up automatic payments for my property taxes?
Many California counties offer automatic bank draft payments where the tax collector withdraws the amount on or before the due date. Contact your county tax collector's office or check their website to see if this option is available and how to enroll.