Your 2026–27 Property Tax Bill Is Arriving: What LA County Homeowners Should Check Before December 10

As of October 27, 2026. Dates and fees are from the Los Angeles County Treasurer and Tax Collector and can change.

When is my LA County property tax bill due?

The county confirmed these dates in its October 1 announcement (LA County Treasurer and Tax Collector press release, October 1, 2026). The second deadline lands on Monday, April 12, 2027 because the usual April 10 falls on a Saturday. If a payment isn't received, or USPS-postmarked, by the delinquency date, the county adds a 10% penalty to that installment, plus a $10 cost on the second installment (2026–27 bill insert).

Reading from elsewhere in California? The November 1 / December 10 and February 1 / April 10 schedule is set statewide, so Orange, Riverside, San Bernardino and other counties follow the same pattern (State Controller's Office, tax collector reference). Fees, payment options and appeal deadlines vary by county. Outside California, due dates and rules are entirely different.

I have an escrow account. Do I need to do anything?

Usually not for the annual bill, but you should still look at it. If your monthly payment includes property taxes, you have an impound account and your lender is responsible for paying those taxes; you'll get an "Information Only" copy for your records (LA County property tax FAQ). The Consumer Financial Protection Bureau explains that when your property taxes or insurance change, your escrow payment, and your total monthly payment, change with them (CFPB).

Three quick checks when the information copy arrives:

1. Does the amount look right? A jump in voter-approved assessments or a new parcel tax shows up here first, and later in your escrow analysis.
2. Is your homeowners' exemption on it? More on that below.
3. Did your servicer actually pay? In early December, look up your parcel at propertytax.lacounty.gov to confirm the first installment was paid. If it wasn't, call your servicer before December 10.

Insurance is the other half of escrow, and it's rising for many California homeowners. I walked through how that flows into your payment in the FAIR Plan's 29% rate increase and your mortgage payment.

I just bought or remodeled. What is a supplemental tax bill?

This is the one that surprises people. When you buy a home or finish new construction, the Assessor reappraises it and sends a supplemental bill for the difference between the new and the prior assessed value, prorated for the months left in the fiscal year. A purchase between January 1 and May 31 produces two supplemental bills. They're generally issued three months to a year after you buy, and they go to you, not your lender: "Generally, supplemental taxes are not covered by impound accounts and you are directly responsible for making payments" (LA County property tax FAQ).

In your first year, your annual bill may also still show the prior owner's name. That's normal. What matters is that the right bills get paid.

Am I getting the homeowners' exemption?

If you live in the home as your main residence on January 1, you're eligible for California's homeowners' exemption, which takes $7,000 off your assessed value. At the basic 1% rate, that's generally about $70 a year in savings. It doesn't apply to rentals, second homes or homes held in an LLC (California State Board of Equalization, Publication 800-6).

It's a small amount, but it's free money and it's easy to miss after a purchase. The full exemption requires filing by February 15. If you missed that for this year, the BOE says you can still get 80% of it ($5,600 off assessed value) by filing on or before December 10 (BOE Publication 800-6). LA County's claim information is at assessor.lacounty.gov.

Can I appeal if I think my assessed value is too high?

Under Proposition 13, your assessed value generally can't rise more than 2% a year unless there's a change in ownership or new construction. Under Proposition 8, if your home's market value on January 1 dropped below that figure, the market value is used instead (LA County property tax FAQ).

If you bought near a price peak and think your home is now worth less than its assessed value, the regular filing period with the Los Angeles County Assessment Appeals Board ends at midnight on November 30, 2026. Supplemental and escape assessments have their own 60-day window from the notice date. The county charges a $46 non-refundable filing fee, with a waiver available for financial hardship (LA County Assessment Appeals Board). Before filing, it's worth looking at what similar homes nearby actually sold for around January 1.

What if I can't pay it all right now?

A few things the county's materials point out (2026–27 bill insert; October 1 press release):

• Partial payments are accepted and reduce the penalty, though paying in full is recommended.
• Pay by eCheck if you can. It's free online. Credit and debit cards cost 2.22% (minimum $1.49).
• Mail early if you use your bank's bill pay. Those payments often arrive without a USPS postmark, so penalties are based on the date the county receives them.
• Seniors, blind or disabled homeowners may qualify for the State Controller's Property Tax Postponement program, which takes applications from October 1 to February 10.
• Not receiving a bill doesn't excuse a late payment. If yours hasn't arrived by November 1, request a duplicate.

If property taxes are straining your budget, talk to someone before December 10, not after. LA County's Department of Consumer and Business Affairs offers free foreclosure-prevention help, and if you have escrow, ask your servicer what options it has before a shortage hits.

Frequently asked questions

When are LA County property taxes due for 2026–27?

The first installment is due November 1, 2026 and becomes delinquent after close of business December 10, 2026. The second is due February 1, 2027 and becomes delinquent after close of business April 12, 2027.

What is the penalty for paying LA County property taxes late?

A 10% penalty on each installment not received or USPS-postmarked by its delinquency date, plus a $10 cost on the second installment.

Does my mortgage escrow account pay supplemental property tax bills?

Generally no. LA County says supplemental taxes are usually not covered by impound accounts and the owner is responsible for paying them. Check with your servicer.

Is it too late to get the homeowners' exemption this year?

Not entirely. The full $7,000 exemption required filing by February 15, but you can still receive 80% ($5,600) by filing on or before December 10.

What is the deadline to appeal my 2026 assessed value in LA County?

The regular filing period with the Assessment Appeals Board runs July 2 to November 30, 2026. Supplemental and escape assessments have 60 days from the notice date.

This article is for general education and is not tax, legal or investment advice, a commitment to lend, or an offer of credit. Property tax rules, fees and deadlines are set by the county and state and can change; confirm details with the LA County Treasurer and Tax Collector or Assessor.

Sources

• Los Angeles County Treasurer and Tax Collector, 2026–27 property tax bills press release (October 1, 2026)
• Los Angeles County Treasurer and Tax Collector, 2026–27 Annual Secured Property Tax Bill insert
• Los Angeles County property tax portal, general FAQ
• Los Angeles County Assessment Appeals Board
• California State Board of Equalization, Publication 800-6, Homeowners' Exemption
• California State Controller's Office, tax collector reference: secured installment dates
• Consumer Financial Protection Bureau, What is an escrow or impound account?

This article is general education, not a commitment to lend, an offer of credit, or tax, legal or investment advice. All loans are subject to credit approval, income and asset verification, and property appraisal. Programs, rates, terms and limits change without notice; figures are current as of the publish date. Derek Shao, NMLS #242117, CA DRE #01358261. Financial Dynamics, Inc. DBA Emory Financial, Company NMLS #393986. Equal Housing Opportunity.