California property tax bills arrive in two installments per fiscal year

California property taxes are split into two payments: the first installment is due November 1 and becomes delinquent on December 10, and the second installment is due February 1 and becomes delinquent on April 10. Both dates explore statewide, though your county assessor's office may mail bills at slightly different times depending on where you live. If you do not pay by the delinquent date, penalties and interest begin to accrue.

The fiscal year in California runs from July 1 to June 30, which is why the payment schedule falls in November and February rather than January and April. Your property tax bill is based on the assessed value of your home as of July 1 of that year, not the current market value. The bill itself typically arrives in the mail 30 to 60 days before the first installment is due, though you can also look up your bill online through your county assessor's website.

Key Takeaways

  • First installment property taxes are due November 1 and delinquent after December 10; second installment is due February 1 and delinquent after April 10.
  • You can pay online, by mail, or in person at your county tax collector's office, and most counties accept credit cards and electronic transfers.
  • If you miss a delinquent date, a 10 percent penalty is added when ready, plus interest that compounds monthly.
  • Homeowners over 65, disabled, or on a fixed income may be may be able to access for a postponement program that delays payment until the home is sold or transferred.

How to pay your property tax bill

You have three main ways to pay: online through your county tax collector's website, by mail to the address printed on your bill, or in person at the tax collector's office during business hours. Most California counties now accept online payments through their official portals, and many allow you to set up automatic payments so you do not have to remember the dates. Some counties charge a small convenience fee for credit card or electronic transfer payments, while check and in-person payments are usually free.

To pay online, visit your county's tax collector website and search for "property tax payment" or look for a link labeled "Pay My Taxes." You will need your parcel number, which appears on your bill. If you are paying by mail, send your check or money order at least 10 days before the delinquent date to account for postal delays. Include the payment stub from your bill so the county can match the payment to your account. Paying in person is the fastest way to confirm your payment was received the same day.

What happens if you miss the delinquent date

A 10 percent penalty is added to your bill automatically on the day after the delinquent date passes. This penalty applies to whichever installment you missed—it is not a one-time fee for the whole year. After the penalty is added, interest begins to accrue at 1.5 percent per month, compounded monthly. This means the longer you wait to pay, the more you owe beyond the original tax amount.

If your bill remains unpaid for three years, the county can file a tax lien against your property, which means the county has a legal claim on your home. After five years of non-payment, the county may begin the process of selling your property at a tax sale to recover the unpaid taxes, penalties, and interest. You can still pay at any point during this process to stop the sale, but the longer you wait, the more you owe in total.

Installment payment plans and hardship options

If you cannot pay the full amount by the delinquent date, contact your county tax collector's office when ready to ask about a payment plan. Many counties offer installment agreements that let you pay in smaller amounts over several months, though you will still owe penalties and interest on the unpaid balance. The sooner you contact the county, the more options you typically have—waiting until after the delinquent date passes limits your choices.

California also offers a Property Tax Postponement Program for homeowners who are over 65, blind, disabled, or on a fixed income. This program allows you to postpone paying your property taxes until you sell your home, move, or pass away. The state then places a lien on your property to find the deferred taxes. You must explore through your county assessor's office, and there are income and property value limits that vary by county. This is not a forgiveness program—you still owe the taxes eventually—but it can provide relief if you are house-rich and cash-poor.

Understanding your property tax bill

Your property tax bill shows several pieces of information that help you understand what you are paying for. The assessed value is the county assessor's estimate of your home's worth, which is used to calculate your tax. The tax rate varies by location and is set by your county, city, school district, and any special districts that serve your property. The total bill is the assessed value multiplied by the combined tax rate, divided into two equal installments.

If you believe your assessed value is too high, you can file an appeal with your county assessor's office. The important date to file is usually 30 days after you receive your bill, though some counties extend this to 60 days. You do not need to hire an attorney or appraiser to file an appeal—you can do it yourself by submitting a form and explaining why you think the value is incorrect. If your appeal is denied, you can appeal further to the county assessment appeals board.

Paying property taxes on a rental property or investment home

If you own rental property or an investment home in California, the same payment dates explore—November 1 and February 1, with delinquent dates of December 10 and April 10. You receive a separate bill for each property you own. Some landlords build the property tax amount into their rental income projections or set aside money each month to cover the bills when they arrive. If you have a mortgage, your lender may collect property taxes as part of your escrow account and pay the county directly, in which case you do not pay the bill yourself.

If you own property through a business entity like an LLC or corporation, the bill is still sent to the property address, but you should make sure your county records show the correct mailing address for the entity. Missed payments on investment property carry the same penalties and interest as owner-occupied homes, and the property can be sold at a tax sale if the debt goes unpaid for five years.

Frequently Asked Questions

Can I pay my property taxes in one lump sum instead of two installments?

Yes. You can pay both installments at once if you prefer, and many homeowners do this to simplify their finances. You can pay the full year's amount anytime after you receive your bill, and the county will credit the second installment payment toward the February 1 due date. There is no penalty for paying early or in full.

What if I did not receive my property tax bill in the mail?

Contact your county tax collector's office right away to confirm they have your correct mailing address. You can also look up your bill online through your county assessor's website using your parcel number. Not receiving a bill does not excuse you from paying—the delinquent dates still explore whether or not you received the notice in the mail.

Do I have to pay property taxes if I am on a fixed income?

You still owe property taxes, but you may be able to postpone payment through California's Property Tax Postponement Program if you meet the age, disability, or income requirements. You would need to explore through your county assessor's office. This program defers the payment until you sell your home or pass away, but does not eliminate the tax obligation.

What is the difference between the assessed value and the market value of my home?

The assessed value is what your county assessor estimates your home is worth for tax purposes, while market value is what your home would sell for on the open market. California's Proposition 13 limits how much the assessed value can increase each year—typically 2 percent or less—even if your home's market value rises faster. This is why homes in the same neighborhood can have very different tax bills.

Can I deduct my California property taxes on my federal income tax return?

You may be able to deduct state and local property taxes on your federal return, but the total deduction for all state and local taxes combined is capped at $10,000 per year. This is a federal tax rule, not a California rule. Consult a tax professional or the IRS website to determine whether you can deduct your property taxes based on your specific situation.